By-law - Repeal OP 27Jun1991 Adopt OP 27Sep2010 - 20100928 - 528510THE CORPORATION OF THE TOWN OF AURORA
By-law Number 5285-10
BEING A BY-LAW to Repeal the Official
Plan for the Town of Aurora Planning Area
adopted on June 27, 1991 and to Adopt the
Town of Aurora Official Plan Dated
September 27, 2010 as the Official Plan for
the Town of Aurora
THE COUNCIL OF THE CORPORATION OF THE TOWN OF AURORA, IN
ACCORDANCE WITH THE PROVISIONS OF SECTIONS 17, 21 AND 26 OF
THE PLANNING ACT, HEREBY ENACTS AS FOLLOWS:
1. The Official Plan for the Town of Aurora Planning Area as adopted by
Council on June 27, 1991 and approved in part by the Ministry of
Municipal Affairs on March 26, 1993, as amended, is hereby repealed,
with the exception of the following sections and amendments:
• Sections 3.13 to 3.13.8 inclusive;
• Sections 4.14.12 and 4.14.13;
• Schedules "J" to "N" inclusive; and
• Official Plan Amendments 20, 30, 34, 48 and 73.
2. The Clerk is hereby authorized and directed to make application to the
Regional Municipality of York to approve the repeal of the above
mentioned Official Plan.
3. The attached Town of Aurora Official Plan dated September 27, 2010,
being comprised of the text and schedules and constituting the Town of
Aurora Official Plan is hereby adopted as the Official Plan for the Town of
Aurora.
4. The Clerk is hereby authorized and directed to make application to the
Regional Municipality of York for approval of the Official Plan for the Town
of Aurora.
5. The repeal of the Official Plan for the Town of Aurora Planning Area
provided for in Clause 1 of this By-law shall not come into effect until the
Town of Aurora Official Plan dated September 27, 2010, comes into effect
in whole or in part in accordance with the provisions of Section 17 of the
Planning Act.
6. 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 28T" DAY OF
SEPTEMBER, 2010.
PHYLLIW1. MORRIS, MAYOR
JOHN DIi7 XACH. TOWN CLERK
TOWN OF AURORA
OFFICIAL PLAN
September 27, 2010
The Town of Aurora Official Plan
September 27, 2010 viii
TABLE OF CONTENTS
1.0 INTRODUCTION ............................................................................1
1.1 Purpose of this Plan 1
1.2 How this Plan was Developed 1
1.3 How to Read this Plan 2
2.0 THE VISION ...................................................................................3
2.1 Fundamental Principles 3
3.0 PROMOTING RESPONSIBLE GROWTH MANAGEMENT ...............7
3.1 Objectives 7
3.2 Community Structure 7
3.3 Accommodating Growth Projections 9
4.0 ENSURING DESIGN EXCELLENCE .............................................13
4.1 Objectives 13
4.2 General Urban Design and Architectural Policies 13
4.3 Accessibility Policies 17
4.4 Public Art Policies 17
5.0 BUILDING A GREENER COMMUNITY .........................................19
5.1 Objectives 19
5.2 Green Building and Design Policies 19
5.3 Alternative and Renewable Energy Policies 22
5.4 Waste Management Policies 23
5.5 Solid And Hazardous Waste Processing 24
5.6 Soil Pollution And Erosion Mitigation Policies 24
5.7 Noise And Air Pollution Mitigation Policies 25
6.0 PROVIDING A RANGE AND MIX OF HOUSING...........................27
6.1 Objectives 27
6.2 General Housing Policies 27
6.3 Affordable Housing 28
6.4 Built Form and Density Policies 29
6.5 Ground-Related Residential Uses 30
6.6 Multi-Unit Buildings 30
6.7 Apartment Buildings 31
6.8 Secondary Suites 31
6.9 Communal Housing 32
6.10 Live-Work Units 32
6.11 Housing for Seniors 33
6.12 Special Needs Housing 33
The Town of Aurora Official Plan
September 27, 2010 ix
6.13 Home Occupations 35
7.0 PROVIDING APPROPRIATE COMMUNITY FACILITIES ..............36
7.1 Objectives 36
7.2 General Community Services Policies 36
7.3 Municipal Community Facilities 38
7.4 Elementary and Secondary Schools 38
7.5 Post-Secondary Institutions 41
7.6 Places of Worship 41
7.7 Child Care Facilities 42
8.0 PROTECTING STABLE NEIGHBOURHOODS ..............................43
8.1 Stable Residential Area Designation 43
8.1.1 Intent 43
8.1.2 Permitted Uses 43
8.1.3 Development Policies 44
8.1.4 Design Policies 46
8.2 Suburban and Estate Residential Policies 47
9.0 DEVELOPING VIBRANT NEW NEIGHBOURHOODS ...................51
9.1 General Policies for the Greenfield Residential Area Designation 51
10.0 ADVANCING THE ECONOMY ......................................................54
10.1 Economic Development Objectives 54
10.2 Economic Development Policies 54
10.3 Employment Areas 56
10.3.1 Objectives 56
10.4 General Employment Area Policies 57
10.5 Greenfield Employment Area Designation 59
10.5.1 Intent 59
10.6 General Industrial Designation 61
10.6.1 Intent 61
10.6.2 Permitted Uses 61
10.6.3 Development Policies 63
10.7 Light Industrial/Service Designation 64
10.7.1 Intent 64
10.7.2 Permitted Uses 64
10.7.3 Development Policies 65
10.8 Major Institutional Designation 66
10.8.1 Intent 66
10.8.2 Permitted Uses 66
10.8.3 Development Policies 67
10.9 Commercial Areas 68
The Town of Aurora Official Plan
September 27, 2010 x
10.9.1 General Policies for Commercial Areas 68
10.9.2 Objectives 69
10.10 Regional Commercial Centre Designation 70
10.10.1 Intent 70
10.10.2 Permitted Uses 70
10.10.3 Policies 71
10.11 Community Commercial Area Designation 72
10.11.1 Intent 72
10.11.2 Permitted Uses 72
10.11.3 Policies 73
10.12 Service Commercial Centre Designation 77
10.12.1 Intent 77
10.12.2 Permitted Uses 77
10.12.3 Policies 78
10.13 Convenience Commercial Centre Designation 79
10.13.1 Intent 79
10.13.2 Permitted Uses 79
10.13.3 Policies 80
11.0 AURORA PROMENADE................................................................82
11.1 Objectives 82
11.2 General Policies 83
11.3 Downtown Area Designation 84
11.3.1 Land Use Policies 85
11.3.2 Development Policies 86
11.4 Upper Downtown Area Designation 89
11.4.1 Land Use Policies 89
11.4.2 Development Policies 91
11.5 Downtown Shoulder Area Designation 93
11.5.1 Land Use Policies 93
11.5.2 Development Policies 95
11.6 Promenade General Designation 96
11.6.1 Land Use Policies 96
11.6.2 Development Policies 98
11.7 Promenade Focus Area Designation 100
11.7.1 Land Use Policies 101
11.7.2 Development Policies 102
11.8 Built Form Policies 105
11.9 Height and Density Bonusing 107
11.10 Policies for Public Open Space 110
11.10.1 Parkland Dedication 113
11.10.2 Cash-in-lieu of Parkland 113
11.11 Policies for the Street Grid/Development Blocks 113
The Town of Aurora Official Plan
September 27, 2010 xi
11.12 Policies for Streets 115
11.13 Policies for Entryways 119
11.14 Policies for Parking 120
11.14.1 Parking Requirements 121
11.14.2 Cash-in-lieu of Parking 122
11.14.3 Design Policies for Parking Lots/Facilities 123
11.15 Polic ies for Signage and Lighting 124
11.16 Policies for Encroachments 125
11.17 Polices for Implementation 125
12.0 ESTABLISHING A LINKED GREENLANDS SYSTEM ................128
12.1 Objectives 128
12.2 The Greenlands System 128
12.3 Public Parkland Designation 129
12.3.1 Intent 129
12.3.2 Permitted Uses 129
12.3.3 Policies 130
12.3.4 Public Parkland Components 131
12.3.5 Design Policies for Public Parkland 133
12.4 Private Parkland Designation 135
12.4.1 Intent 135
12.4.2 Permitted Uses 135
12.4.3 Policies 135
12.5 Environmental Protection Area Designation 136
12.5.1 Permitted Uses 137
12.5.2 Policies 138
12.6 General Environmental Protection Policies 140
12.6.1 Policies 140
12.6.2 Hazard Lands 144
12.6.3 Forest Management Policies 146
13.0 CONSERVING CULTURAL HERITAGE RESOURCES ................148
13.1 Objectives 148
13.2 General Cultural Heritage Policies 148
13.3 Policies for Built Cultural Heritage Resources 151
13.4 Policies for Cultural Heritage Landscape 155
13.5 Policies for Heritage Conservation Districts 156
13.6 Policies for Archaeological Resources 159
13.7 Policies for Town-owned Cultural Heritage Resources 160
13.8 Policies for Heritage Cemeteries 161
14.0 PROVIDING SUSTAINABLE INFRASTRUCTURE ......................162
The Town of Aurora Official Plan
September 27, 2010 xii
14.1 Objectives 162
14.2 Active Transportation Policies 163
14.2.1 General Transportation Policies 163
14.2.2 Policies for Roads 164
14.2.3 Design Policies for Roads 169
14.2.4 Policies for Commercial Traffic 170
14.2.5 Policies for Public Transit 171
14.2.6 Design Policies for Public Transit 172
14.2.7 General Policies for the Aurora Trail Network 172
14.2.8 Design Policies for the Aurora Trail Network 176
14.3 Sanitary Sewage and Water Supply Services 178
14.3.1 General Policies 178
14.3.2 Sewage and Water Allocation Policies 180
14.4 Wellhead Protection Areas 181
14.4.1 General Policies for Wellhead Protection Areas 181
14.5 Stormwater Management 183
14.5.1 General Policies for Stormwater Management Facilities 183
14.6 Utilities 186
14.6.1 General Policies for Utilities 186
14.6.2 Transmission Line Policies 187
14.6.3 Electric Power 188
15.0 INTERPRETING AND IMPLEMENTING THIS PLAN ..................189
15.1 Interpretation 189
15.1.1 Interpretation of Boundaries 189
15.1.2 Interpretation of Figures and Quantities 189
15.1.3 Official Plan Review Process 190
15.1.4 Amendments to this Plan 190
15.2 Implementation 192
15.2.1 Complete Applications 192
15.2.2 Special Study Area Plans or Secondary Plans 195
15.2.3 Implementing Zoning By-law 196
15.2.4 Interim Control By-Law 197
15.2.5 Holding Zone 197
15.2.6 Non-Conforming Uses 198
15.2.7 Site Plan Control 198
15.2.8 Committee of Adjustment: Minor Variances 201
15.2.9 Subdivision Control 201
15.2.10 Consent 203
15.2.11 Maintenance and Occupancy By-law 205
15.2.12 Community Improvement 206
15.2.13 Community Involvement 206
15.2.14 Sign By-Law 207
The Town of Aurora Official Plan
September 27, 2010 xiii
15.2.15 Tree By-Law 207
15.2.16 Soil Preservation By-Law 208
15.2.17 Fill By-Law 208
15.2.18 Future Enabling Legislation 208
15.2.19 Capital Works 208
15.2.20 Public Works 208
15.2.21 Development Charges By-Law 208
15.2.22 Land Securement 209
16.0 SITE SPECIFIC POLICIES .........................................................212
17.0 GLOSSARY ................................................................................247
The Town of Aurora Official Plan
September 27, 2010 1
1.0 INTRODUCTION
1.1 Purpose of this Plan
a) The Official Plan is one of the Town of Aurora’s primary tools to
direct the actions of local government, shape development
decisions and manage growth in the short and long-term. This
Plan establishes the vision, corresponding principles and
supporting policies to guide the Town’s evolution and
development to the year 2031, for all lands in the Town of Aurora.
b) This Plan is written to direct change in accordance with Provincial
and Region of York policy, with a new emphasis on the
development of a complete community, environmental
responsibility, support for transit and the efficient use of
infrastructure. This Plan is also written to guide the process of
evaluating the suitability of land use and/or built form change
through its policies and the subsequent planning approval
process.
c) When land use and/or built form change is proposed, this Plan is
intended to provide clear direction to Council, both in general
terms related to the long-term vision, as well as through specific
policies through which to evaluate the appropriateness of change
and the degree to which proposed changes are considered
compatible development and are in the public interest.
1.2 How this Plan was Developed
a) Council has a responsibility and desire to involve and consult
residents and , businesses, landowners and other stakeholders as
it makes planning and development decisions. Undertaken in
accordance with the Planning Act’s five-year Official Plan Review
requirement, the process to review and update this Plan was
comprehensive and benefited from the participation of many local
stakeholder groups, local business owners and residents.
b) The preparation of this Plan was led by a Council-appointed
Steering Committee, chaired by Mayor Phyllis Morris and three
other members of Council, Councillor Gallo, Councillor Gaertner
and Councillor MacEachern, and supported by Planning
Department Staff and The Planning Partnership. The Steering
Committee ensured that openness and transparency were the
cornerstones of the Official Plan Review process.
The Town of Aurora Official Plan
September 27, 2010 2
b) This Plan has been prepared in recognition of the array of
Provincial and Regional policy directives that have and will
continue to influence local planning decisions in the Town of
Aurora. This Plan is intended to conform to all applicable
Provincial and Regional legislation and policy directives in a way
that reflects local circumstances and the direction of Council.
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 tool through which the Town’s unique
character and quality of life can be preserved while remaining
competitive in the larger region.
1.3 How to Read this Plan
a) This Official Plan represents the policy of the Council of the Town
of Aurora with respect to land use and related development
matters. It is intended that this Plan be read in its entirety as
policies may apply to any given parcel of land.
b) This Plan includes a series of Schedules. These Schedules are
an operative component of this Plan and its policies.
c) Terms that are italicized in the text are defined terms found in the
Plan’s Glossary. If a term is not defined, the standard meaning is
implied.
The Town of Aurora Official Plan
September 27, 2010 3
2.0 THE VISION
The long-term vision guiding this Plan is to develop the Town of Aurora
into a healthy, strong and complete community that provides a range of
places and opportunities to live, work, shop, be educated and play, in a
manner that promotes sustainability in all its forms and protects the
Town’s natural environment and historic character.
A healthy, strong and complete community is designed for all stages of
life and includes an array of jobs and investment opportunities, a full
range of community services and amenities, opportunities for active and
public transportation, and a broad mix of building and housing types. It
also includes places to meet and build social connections and supports
active and healthy lifestyle choices, while ensuring accessibility to all
residents.
2.1 Fundamental Principles
a) Principles are statements of intent that will guide the
implementation of the policies of this Plan. They are considered
crucial to the achievement of the long-term vision for Aurora. As
such, this Plan is based on the following fundamental and
interconnected principles:
i. Promoting Responsible Growth Management - It is the
intent of this Plan to ensure that Aurora’s growth is well
planned and responsibly managed, consistent with
Provincial and Regional growth management directives.
Aurora must be planned to accommodate a significant
amount of population and employment growth to the year
2031. Ultimately, the achievement of Aurora’s long-term
vision will be dependent on directing this projected
population and employment growth to appropriate
locations. This requires a deliberate, but balanced shift
from an emphasis on lower density greenfield development
to increased promotion of higher density forms of
development and intensification in appropriate areas.
Developing policies for directing and accommodating this
growth is a key principle of this Plan.
ii. Ensuring Design Excellence - It is the intent of this Plan
to ensure that Aurora promotes design excellence in all its
land use and development decisions. High quality
buildings, well-designed and functioning streetscapes,
appropriate transitions between defined areas, integration
between old and new development and connected open
The Town of Aurora Official Plan
September 27, 2010 4
spaces are the elements that define a place. This Plan
emphasizes the important link between managing growth,
high quality design and Aurora’s continued evolution as a
memorable and beautiful place.
iii. Building a Greener Community - It is the intent of this
Plan to ensure that Aurora’s communities are designed to
be sustainable by incorporating green building technologies
and energy-efficient development approaches. With a
growing collective awareness concerning environmental
sustainability and its interrelationship with the way our
communities develop and function, sustainability must be
recognized as a key consideration in the way we plan,
design and build our communities now and in the future.
The policies of this Plan recognize that sustainability must
be applied to all aspects of the built and natural
environment to ensure that objectives for economic vitality,
social vibrancy and the preservation and enhancement of
the natural environment are integrated into all aspects of
planning and design.
iv. Providing a Range and Mix of Housing - It is the intent of
this Plan to ensure that Aurora’s development includes a
broad range of housing types, sizes, densities, designs,
tenures and prices to meet the needs of the Town’s current
and future residents. Providing a range and mix of housing
is one of the essential elements required to support a
diverse population and a complete community.
v. Providing Appropriate Community Facilities - It is the
intent of this Plan to ensure the provision of appropriate
community facilities and services. Community facilities
serve as a community’s foundation, providing essential
support to its successful operation, ongoing development
and vibrancy. The policies of this Plan seek to ensure
Aurora’s community services and facilities are developed to
meet the needs of all residents and are consistent with the
Town’s objectives for becoming a healthy, strong and
complete community.
vi. Protecting Stable Neighbourhoods - It is the intent of this
Plan to ensure that Aurora’s stable neighbourhoods are
protected. Aurora’s existing neighbourhoods, both older
and newer, are not only a defining element of Aurora’s
character and urban structure, but also a tremendous asset
The Town of Aurora Official Plan
September 27, 2010 5
and attractor for new residents and investment interests.
This Plan seeks to ensure that the stability and vibrancy of
these existing neighbourhoods is protected from the
negative impacts of potential incompatible development
and growth pressures. Any infill that occurs must fit in and
respect established community character.
vii. Developing Vibrant New Neighbourhoods - It is the
intent of this Plan to create well-designed, attractive and
sustainable residential neighbourhoods within the
greenfield areas that are integrated with the existing
community in a logical, compatible, efficient and cost-
effective manner. With the need to accommodate a
significant number of new residents to the year 2031, the
development of new greenfield residential neighbourhoods
in Aurora is essential.
viii. Advancing the Economy - It is the intent of this Plan to
ensure the continued advancement of Aurora’s economy.
At a community level, economic development is a process
that influences and shapes the growth of an economy and
attempts to improve economic well-being through job
creation, job retention, tax base enhancements and overall
improvements to the quality of life of residents. This Plan
seeks to promote economic development efforts to support
a diversified economic base and well-defined commercial
hierarchy, encourage a competitive business environment
and ultimately advance and sustain Aurora’s long-term
economic prosperity.
ix. Building a Successful Downtown - It is the intent of this
Plan to build a successful, functioning and vibrant ‘Aurora
Promenade’ as a vital component of the Town’s economic
health and identity. Successful downtowns function as civic
and cultural amenities, tourist destinations, investment
attractors and can contribute to the community’s overall
prosperity. Downtowns that are distinct and beautiful can
be a tremendous source of civic pride and can shape the
image of a community.
x. Establishing a Linked Greenlands System - It is the
intent of this Plan to protect and enhance the natural
environment for current and future generations. Straddling
the Oak Ridges Moraine and three large watersheds,
Aurora’s character is intrinsically linked to its diverse
natural features and systems. This Plan seeks to protect
The Town of Aurora Official Plan
September 27, 2010 6
the natural environment and promotes the creation of a
comprehensive and linked Greenlands system.
xi. Conserving Cultural Heritage Resources - It is the intent
of this Plan to promote the conservation and enhancement
of Aurora’s cultural heritage resources. Cultural heritage
resources, whether they are buildings, monuments,
landscapes, archealogical sites, or districts, tell the story of
a community’s evolution and provide important visual
reminders that can help to define a sense of place. This
Plan seeks to ensure that Aurora’s cultural heritage
resources are conserved and enhanced to the long-term
benefit of the community.
xii. Providing Sustainable Infrastructure - It is the intent of
this Plan to ensure the provision of sustainable
infrastructure. The Town’s infrastructure system, including
its transportation and pedestrian networks, transit system,
sewer, water and stormwater systems and utilities, serve
an essential role in a community’s successful operation and
ability to support development. The policies of this Plan
seek to ensure Aurora’s physical infrastructure is
developed to meet the needs of all residents and are
consistent with the Town’s objectives for managed growth
and sustainability.
The Town of Aurora Official Plan
September 27, 2010 7
3.0 PROMOTING RESPONSIBLE GROWTH MANAGEMENT
The proper phasing of growth is as important as growth itself. Urban
sprawl, leap-frogging or scattered growth with inadequate services,
inappropriate densities or land uses makes inefficient use of land and
municipal resources. It is the intent of this Plan to ensure that Aurora’s
growth is well planned and responsibly managed.
3.1 Objectives
a) Direct the Town’s projected population and employment growth to
appropriate locations to support the efficient use of land,
resources and infrastructure;
b) Promote higher density forms of development and intensification
in appropriate areas; and,
c) Ensure that development results in vibrant and complete
communities.
3.2 Community Structure
a) Schedule ‘A’ – Community Structure, establishes a
comprehensive framework for guiding growth in Aurora.
Specifically, it delineates the principle components of the planned
community structure and the key areas that will play a significant
role in directing and managing Aurora’s growth to the year 2031.
These structural elements form the basis of the land use
designations and the policies of this Plan:
i. Greenlands System – areas consisting of environmental
and open space areas that will be protected from the
encroachment of urban development. The Greenlands
System includes an array of significant natural heritage
features and major public parks and open space systems;
ii. Rural/Agricultural Area – consists of the existing
rural/agricultural area of the Town. These lands are
expected to remain as integral components of the existing
rural/agricultural community, and it is not anticipated that
these existing uses will be converted to other uses during
the 2031 planning horizon;
iii. Stable Neighbourhoods – consists of existing residential
neighbourhoods that, through the policies of this Plan, will
be largely protected from the impacts of new development.
The Town of Aurora Official Plan
September 27, 2010 8
Infill development and other forms of intensification will be
restricted within Stable Neighbourhoods;
iv. Existing Commercial Areas - consists of existing
commercial development areas that, through the policies
of this Plan, are not expected to accommodate significant
expansion through intensification. Further, it is not
anticipated that these existing uses will be converted to
other non-commercial uses during the 2031 planning
horizon;
v. Existing Employment Areas - consists of existing business
parks and industrial areas that, through the policies of this
Plan, are expected to hold out vacant lands but are not
expected to accommodate significant job-expansion
through intensification. Further, it is not anticipated that
these existing areas will be converted to other non-
employment generating uses during the 2010 to 2031
planning horizon;
vi. Existing Major Institutional Areas - consists of existing
major institutional uses that, through the policies of this
Plan, are not expected to accommodate significant
expansion through intensification. Further, it is not
anticipated that these existing uses will be converted to
other non-institutional uses during the 2031 planning
horizon;
vii. The Aurora Promenade - consists of the Yonge Street and
Wellington Street Corridors and the GO Rail Station, all of
which have been identified as strategic areas planned to
accommodate new growth through intensification;
viii. Greenfield Residential Areas - consist of primarily vacant
lands that will be planned to accommodate new residential
growth during the 2031 planning horizon. Some of these
lands are subject to existing, approved Secondary Plans;
and,
ix. Greenfield Employment Areas - consist of primarily vacant
lands that will be planned to accommodate new
employment lands employment growth during the 2031
planning horizon. Some of these lands are subject to
existing, approved Secondary Plans. Further, it is not
anticipated that these lands will be converted to other uses
during the 2031 planning horizon.
The Town of Aurora Official Plan
September 27, 2010 9
b) Schedule ‘A’ – Community Structure, also identifies several
boundary lines that will play significant roles in managing growth
within Aurora to the year 2031. They include:
i. The Built Boundary – this boundary line identifies the
primary areas of existing development, or built-up area, as
of June 16, 2006. All new development within this line is
regarded as intensification, while development outside of
this line is considered greenfield development; and,
ii. Oak Ridges Moraine Boundary – this boundary line
delineates the limits of the Oak Ridges Moraine, a major
Provincial landform containing significant ecological and
hydrological features and functions. All planning and
development decisions for lands within this boundary must
conform to the Oak Ridges Moraine Conservation Act,
2001 and the Oak Ridges Moraine Conservation Plan.
3.3 Accommodating Growth Projections
a) Over the next 20 years, the Town of Aurora is expected to
experience a significant amount of population and employment
growth. By 2031, the Town’s population is expected to grow to
70,200 people, with the number of jobs projected to reach 34,200.
Table 1 illustrates the anticipated phasing of thisprojected
population and employ ment growth in 5-year increments. These
growth forecasts serve as the basis for the Town’s growth
management strategy and corresponding policies in this Plan.
Table 1: Town of Aurora Population and Employment Forecasts
2006 2011 2016 2021 2026 2031
Population: 49,700 57,300 63,700 68,100 69,600 70,200
Employment: 20,260 24,200 29,000 32,400 33,500 34,200
b) Proper planning and management of future growth must seek to
ensure that ongoing change results in positive physical, social,
public health, economic and environmental benefits to the
community. In this regard, this Plan will promote a more
sustainable development pattern that focuses on intensification in
strategic areas, protection of existing stable neighbourhoods, the
revitalization of the Aurora Promenade and the efficient use of the
Town’s remaining greenfield lands.
c) This Plan will also aim to address other needs and challenges
facing the Town of Aurora, such as providing a greater range of
The Town of Aurora Official Plan
September 27, 2010 10
housing opportunities, strengthening the local economy, support
for planned transit facilities and preserving the Town’s rich natural
and cultural heritage.
d) It is the intent of this Plan that growth shall occur in an orderly and
phased manner. Primary factors to consider in this regard include:
i. The integration of new development in accordance with the
planned community structure of the Town of Aurora
resulting in a more contiguous, connected and compact
urban form;
ii. The provision of adequate municipal services (water,
sewer, stormwater), as determined by the authority having
jurisdiction, to accommodate the proposed growth in a cost
efficient manner, and the ability of new growth to facilitate
the provision of municipal services where they are
required;
iii. The provision of adequate transportation facilities, as
determined by the authority having jurisdiction,, and the
availability of adequate capacity on the existing and
planned road network;
iv. The provision and adequacy of social services,
recreational facilities and other community services; and,
v. The provision of adequate utility services (gas, hydro,
communications/telecommunications) to accommodate the
proposed growth in a cost effective and efficient manner;
and,
vi. If one or more of these factors cannot be addressed
satisfactorily, the processing and/or approval of
development applications may be held in abeyance or
deferred, until an appropriate service level or facilities can
be provided.
e) Based on the Town’s 2010 population, there is a need to
accommodate approximately 11,245 new residents to the year
2031. This projected new population growth shall be
accommodated by a combination of intensification and new
development within the identified Greenfield Residential Areas. It
is the intent of this Plan to allocate new population growth, as
follows:
The Town of Aurora Official Plan
September 27, 2010 11
i. Approximately 30 percent of new residential growth, being
approximately 3,220 persons, is to be accommodated
through intensification. Residential Intensification growth
will be accommodated within the defined Built Boundary as
follows:
• The Aurora Promenade shall accommodate a
maximum of 2,930 new residents; and,
• Within the Stable Neighbourhoods, new residential
development, not exceeding 290 persons, is to be
accommodated through new Secondary Suite units;
ii. Approximately 70 percent of new residential growth, being
approximately 8,025 persons, is to be accommodated
within the identifed Greenfield Residential Area. All new
residential greenfield development, not approved prior to
the adoption of this Plan, will be accommodated within
Area 2C, west of Leslie Street, as identified on Schedule
‘B’. This area will also be planned to accommodate
approximately 250 new population-related jobs.
Development within the Residential Greenfield Area of the
Area 2C Secondary Plan shall achieve a minimum gross
density of 50 persons and jobs per hectare.
f) Based on the Town’s current labour force, there is a need to
accommodate between 12,674 and 12,929 new jobs to the year
2031. Aurora’s projected new employment growth shall be
accommodated by a combination of new greenfield development
and intensification of existing designated employment areas. It is
the intent of this Plan to allocate new employment growth, as
follows:
i. Between 695 to 870 jobs are to be accommodated through
the intensification of Existing Employment Areas.
Employment intensification will be accommodated as
follows:
• The Existing Employment areaadjacent to Industrial
Parkway will continue to function as an important
employment area. It will be planned to accommodate
an additional 449 to 561 new jobs through the infilling
of vacant sites and the redevelopment of existing
employment uses;
The Town of Aurora Official Plan
September 27, 2010 12
• The Existing Employment area located at the
intersection of St. John’s Sideroad and Bayview
Avenue will continue to evolve as a retail and
employment node. It will be planned to
accommodate an additional 246 to 308 new jobs
through the infilling of vacant sites and the
redevelopment of existing employment uses; and,
• The Aurora Promenade is not planned to
accommodate any additional employment growth
under this Plan. Notwithstanding that, development
within The Aurora Promenade must ensure that the
number of jobs are retained at present levels; and,
ii. Between 8,324 to 10,405 jobs are to be accommodated
within the identified Greenfield Employment areato the
year 2031. New employment growth within the Greenfield
Employment Areas will be accommodated as follows:
• Area 2C, east of Leslie Street, as shown on Schedule
‘B’ is to be planned to accommodate between 5,200
and 6,400 jobs. All new employment development
within this area must be planned to achieve a
minimum gross density of 40 50 jobs per hectare;
and,
• All other Greenfield Employment Areas are to
accommodate between 4,148 and 5,185 new jobs.
The Town of Aurora Official Plan
September 27, 2010 13
4.0 ENSURING DESIGN EXCELLENCE
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 Aurora.
Unless specified otherwise, the following policies shall apply to all lands
within this Plan.
4.1 Objectives
a) Adopt urban design guidelines that assist development,
redevelopment and rehabilitation to provide diversity, amenity,
comfort, safety and compatibility with the existing community.
b) Encourage attractive and safe public spaces, as well as quality
streetscapes, gatewayentryways to the community, vistas, and
heritage areas.
c) Enhance the visual asset of Aurora’s Greenlands system.
4.2 General Urban Design and Architectural Policies
a) 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 conceptual
design of buildings, their massing, siting, exterior, access and
public areas.
b) 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.
c) Council shall support urban design which:
The Town of Aurora Official Plan
September 27, 2010 14
i. reconciles compatibility with diversity; and,
ii. avoids both monotony and harsh contrasts.
d) 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.
e) Council has designated the planning 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.
f) To achieve human scale, attractive and safe public environments,
in gatewayentryways, heritage areas, in and adjacent to streets
and open spaces, the following urban design approaches should
be encouragedimplemented:
i. Development should encourage:
• sun penetration 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;
• a variety of textures and colours on walls and
walkways;
The Town of Aurora Official Plan
September 27, 2010 15
• 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 residential
projects.
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 stepbacks to
achieve
• human scale buildings;
• vistas to heritage sites;
• 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. Council may require utility providers to consider innovative
methods of containing utility services on or within
streetscape features such as entryway features, light
standards, transit shelters, etc., when determining
appropiate locations for larger utility equipment and/or
utility clusters.
vii. In older sections of the community, Council may undertake
tree planting, maintenance and renewal while in new areas
developers shall undertake a street tree planting
programme in accordance with municipal standards.
viii. In the Historic Core, parking shall be encouraged to locate
at the rear of buildings. In car-oriented Community
Commercial Centres, parking in front shall:
• be screened by landscaping;
The Town of Aurora Official Plan
September 27, 2010 16
• 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.
viiiix. Residential uses shall be screened from abutting non-
residential uses Non-residential uses shall be screened
from abutting residential uses where residential uses exist
or are planned and the non-residential use does not exist
or requires an Official Plan Amendement.
ix. Unsightly site elements such as loading, parking, refuse
storage areas and transformers shall be screened to
ensure the amenity of adjacent areas.
xi. 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 or compromise the
sense of safety.
xii. In order to mitigate the visual impact of roof top mechanical
equipment, such equipment shall be:
• 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.
xiii. Council may require special urban design studies for
development proposals to ensure the special requirements
are met at GatewayEntryway locations.
The Town of Aurora Official Plan
September 27, 2010 17
4.3 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 Plan.
a) All new development shall be developed with regard to the
Province’s Accessible Built Environment Standard, as it evolves.
b) The Town shall comply with the Province’s Accessibility Standards
for Customer Service.
c) 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.
4.4 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, foster an understanding of Aurora’s
cultural identity to residents and visitors.
In addition, public art may be used to improve and enhance the built
environment. In turn, public art promotes tourism, 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 grants and
gifts in-kind to the Town to implement public art initiatives;
b) Council may consider the establishment of a Public Art and
Cultural Advisory Committee to promote public art, manage the
Town’s public art reserve fund and develop a Town-wide public art
The Town of Aurora Official Plan
September 27, 2010 18
strategy, including, but not limited to, a Public Art Master Plan and
public art acquisition policies and/or guidelines.
The Town of Aurora Official Plan
September 27, 2010 19
5.0 BUILDING A GREENER 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.
5.1 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 stormwater 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.
5.2 Green Building and Design Policies
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.
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September 27, 2010 20
d) The Green Development and Design Standards shall be
implemented through an Official Plan Amendment.
de) Development applications that have received required approvals
prior to the adoption of this Plan or in advance of Council adoption
of more specific Green Development and Design Standards are
encouraged to demonstrate a commitment to achieving the
Town’s Building a Greener Community objectives, as per Section
5.1 of this Plan, and must conform with related standards
established by the York Region Official Plan.
ef) 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;
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;
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September 27, 2010 21
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.
fg) 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.
gh) Council will promote and encourage the use of recognized and
accredited third-party certification for all new development,
including LEED and EnergyStar.
hi) Council shall commit to targeting LEED Silver certification, or
equivalent standard, for all new municipal buildings and projects.
ji) Council shall require the following efficiency standards for new
buildings:
i. 20% greater water efficiency than the Ontario Building
Code.
ii. Grade related (3 storeys or less) residential buildings
achieve performance level that is equal to a rating of 83 or
more when evaluated in accordance with Natural
Resources Canada’s EnerGuide for New Houses:
Administrative and Technical Procedures;
iii. Mid and high-rise residential (4 storeys and greater) and
non-residential buildings be designed to achieve 40%
greater efficiency than the Model National Energy Code for
Buildings; and.
iv. Industrial buildings be designed to achieve 25% greater
energy efficiency than the Model National Energy Code for
Buildings.
The Town of Aurora Official Plan
September 27, 2010 22
jk) Council shall encourage the achievement of greater energy and
water efficiency in all new buildings, beyond the above minimum
requirements.
kl) Council shall have regard for the Region of YorkYork 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.
lm) 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.
mn) 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).
no) Council shall encourage the retrofitting of existing buildings to the
standards noted in 5.2.j.
op) Council shall review the green building policies in this Plan as
building standards and green building technologies, design
approaches, and regulatory standards evolve.
5.3 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.
c) Council, in coordination with the Province, the Region of York York
Region and other stakeholders, shall investigate suitable criteria
The Town of Aurora Official Plan
September 27, 2010 23
for the construction and use of renewable energy systems in
Aurora.
d) Council may 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 alterative
energy systems and renewable energy systems evolve.
5.4 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 the Region of YorkYork Region;
b) Co-operate with the Region of York 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) Require the implementation of three steam waste facilities in all
new residential buildings four storeys in height or greater.
de) Assist and encourage residents' efforts to compost, reduce, reuse,
repair and recycle.
fe) Encourage industries to co-operate with the policies in this
section, and to trade waste recovery products.
gf) Areas indicated on Schedule ‘E’ as waste disposal sites may
permit uses indicated on Schedule ‘A’, subject to written approval
by the Minister of the Environment. Such approval requires:
The Town of Aurora Official Plan
September 27, 2010 24
i. meeting the provisions of the Environmental Protection
Act, and,
ii. studies of gas leachate, hydrogeology, structural stability,
safety and integrity of proposed structures; these studies
must be carried out by a qualified engineer and must show
to the satisfaction of the municipality and the Ministry of
the Environment that the proposed development is
compatible and safe.
gh) Before approving any development application in or within the
potential pollution radius of a known waste disposal site, Council
shall:
i. consider the need for a waste disposal assessment to
evaluate gases leachate and hydrogeology in the site;
ii. consult with and seek approval from the Ministry of the
Environment as to the appropriateness of the proposed
development, its use(s) and densities;
iii. require control measures, recommended by the Ministry of
the Environment, to be implemented prior to or at the time
of construction; and,
iv. ensure that urban design, subdivision lay-out and
landscaping shall aim to retain existing topography and
vegetation by minimizing alterations to contours and by
encouraging landscaping which utilizes native vegetation.
hi) Notwithstanding any other policies of this Plan to the contrary,
lands located on the Oak Ridges Moraine shall be subject to the
relevant policies of the Oak Ridges Moraine Conservation Plan
and Act, and the Policies of Section 12.8 of this Planthe
corresponding policies of the Town.
5.5 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.
5.6 Soil Pollution And Erosion Mitigation Policies
a) Council shall strive to prevent soil pollution through:
The Town of Aurora Official Plan
September 27, 2010 25
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 Region of YorkYork 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.
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 proposals 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,
ii. forest management policies as outlined in Section 12.7.3.
5.7 Noise And Air Pollution Mitigation Policies
a) Proposed developments adjacent to or near any sources of
noxious noise, will require a Noise Attenuation Study. Where
required, methods of noise abatement measures, according to
standards of the Ministry of the Environment and/or the Town of
The Town of Aurora Official Plan
September 27, 2010 26
Aurora, shall be part of site plan agreements and subdivision
plans. A Noise Attenuation Study 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. community design measures that help attenuate noise;
and/or,
iii. location and landscaping of open spaces; and/or,
iiiiv. sound attenuating walls, berms, double or triple glazed
windows and central air conditioning.
b) All development shall be required to prepare a noise and vibration
study where they are located within 300 metres of a rail right-of-
way. The noise and vibration study shall ensure appropriate noise
and vibration mitigation measures are enforced to ensure
Provincial and/or Council regulations are possible and achieved.
c) Any development proposal within 300 metres of a rail line shall
provide evidence that the requirements of the appropriate rail
company have been met.
d) Council may establish higher standards for the abatement of
noise, vibration, odour, dust and/or other noxious impacts
associated with certain land uses, than exist in Provincial
regulations. These higher standards shall be appropriately
mitigated, and enforced through the provisions of the Zoning By-
law and/or through Site Plan Agreements.
The Town of Aurora Official Plan
September 27, 2010 27
6.0 PROVIDING A RANGE AND MIX OF HOUSING
An appropriate range and mix of housing types and densities are required
to meet the needs of current and future residents. In addition to the more
conventional housing types such as single detached dwellings and
townhouses, the provision of an appropriate range of housing includes
buildings geared to seniors, as well as emergency shelters, affordable
housing and special needs housing. The provision of a range of housing
types, tenures and forms enables people to live in the community as they
progress through the stages of life. The policies of this section are
intended to identify the range and mix of housing opportunities that will be
accommodated in appropriate locations throughout the Town.
6.1 Objectives
a) Encourage a broad range of housing sizes, densities, designs,
tenures and prices, to meet the needs of current and future
residents.
b) Maintain, protect and enhance the quality of existing residential
areas.
c) Encourage innovation in new residential development to address
social, economic, design, environmental and growth management
policies of this Plan.
6.2 General Housing Policies
a) Council recognizes that the number of residential dwelling units
required to meet the long-term needs of the Town's population
could vary over time due to market and demographic factors.
Accordingly, this Plan shall not prescribe the mix of housing types
to be developed in the Town, providing the other policies of this
Plan are attained.
b) Council shall endeavour to ensure an adequate supply of housing
by:
i. maintaining a minimum 10-year supply of land designated
for residential development through intensification and
redevelopment and in Designated Greenfield Areas; and,
ii. maintaining a minimum 3-year supply of registered and
draft approved plans of subdivision, condominium plans
and/or site plans, subject to the availability of sewage and
water capacity and other necessary services/infrastructure.
The Town of Aurora Official Plan
September 27, 2010 28
c) That the distribution of new housing units shall be consistent with
the growth management provisions set out in Section 3.0 of this
Plan.
fd) The construction of new rental housing units with a full mix and
range of unit sizes, including family-sized and smaller units, is
encouraged and supported in appropriate locations.
ge) The reduction of rental housing by demolition and/or conversion to
condominium or non-residential use is discouraged and shall not
be permitted if such demolition or conversion would result in a
rental vacancy rate of less than 3 percent in the Town.
hf) That changes to this Plan or the Zoning By-law that would have
the effect of reducing the density of a site in areas that have been
approved for medium or high density development, shall be
prohibited unless Council is satisfied that the change is
appropriate.
6.3 Affordable Housing
a) It is the requirement of this Plan that a minimum of 25 percent of
all new residential development meet the definition of affordable
housing. Affordable housing may be achieved by:
i. promoting higher density housing forms, where housing is
more affordable due to reduced per unit land costs;
ii. building smaller units, where housing is more affordable
due to lower development and/or redevelopment costs;
iii. applying government grants and/or subsidies, including
land dedication, that will reduce overall development costs;
and,
iv. encouraging the development of secondary dwelling units,
subject to Section 3.2 of this Plan.
b) Council will encourage the development of housing that is
affordable for low and moderate income households or individuals.
In order to provide opportunities for affordable housing units,
Council may consider:
i. relief from municipal permits or development fees;
The Town of Aurora Official Plan
September 27, 2010 29
ii. streamlining and prioritizing development approvals that
meet the Town’s objectives for affordable housing;
iii. maintaining an ongoing inventory of potential and
appropriate sites for the purposes of developing affordable
housing;
iv. giving priority to the development of affordable housing
when disposing of municipally -owned surplus lands; and,
v. working with and supporting community groups in their
efforts to obtain funding allocations for community-based
affordable housing initiatives.
c) Working with the Region, the private sector and other
stakeholders, Council may consider innovative financial
arrangements and/or other tools or mechanisms to encourage and
support the development and maintenance of non-profit and
affordable housing, such as:
i. height and/or density bonusing, under Section 37 of the
Planning Act;
ii. Community Improvement Plans; and,
iii. waiving or reducing development charges.
d) Council will work with other government agencies and the private
sector, to promote innovative housing forms and development
techniques and incentives that will facilitate the provision of
affordable housing.
e) Affordable housing will be encouraged to locate in proximity to
local community facilities, existing or potential public transit routes
and active transportation routes.
f) New affordable housing units shall conform with the Town’s
accessibility policies, as per Section 4.3.
6.4 Built Form and Density Policies
a) An array of housing and building types is encouraged throughout
Aurora. It is the intent of this Plan that built form be the key
The Town of Aurora Official Plan
September 27, 2010 30
determining factor for the types of development permitted in each
land use designation.
b) Density can also be used in defining the amount of development
permitted on a lot. However, density as a planning tool used in
isolation will not ensure that any specific built form will be
produced. As such, density will be considered a product of the
relationship between built form, height and lot coverage and will
not be specifically regulated in this Plan.
6.5 Ground-Related Residential Uses
a) Ground-related housing units include, single detached, semi-
detached and townhouses.
b) Where permitted, single-detached dwellings, semi-detached
dwellings and duplex dwellings that are located adjacent to
Highways, Arterial or Collector Roads will be required, wherever
possible, to develop in a manner that will not require direct access
to such highways or roads.
c) New ground-related residential development may be permitted on
a property or site provided such lands are within a designation that
permits ground-related residential development.
d) The appropriate mix of units, lot sizes and specific density within
the range set out in Subsection a) for a property or site, shall be
determined at the time of the submission and consideration of
development applications in order to ensure compatibility and
proper integration with surrounding land uses.
e) Within the Stable Residential Area designation, careful
consideration shall be given to ensure that the built form of
development and, in particular, the frontage and size of any new
lots to be created, shall maintain the character of the existing
streetscape and is compatible with the surrounding
neighbourhood.
6.6 Multi-Unit Buildings
a) Multi-unit buildings may include triplexes, fourplexes and other
similar buildings that include multiple dwelling units, but that are
not considered townhouses or apartment buildings.
b) Where permitted, multi-unit buildings may be considered on a
Local Road provided sufficient evidence indicates that the road is
The Town of Aurora Official Plan
September 27, 2010 31
capable of handling additional dwellings and that the development
is deemed acceptable to Council.
c) All multi-unit building developments shall be compatible with the
character of the surrounding community.
d) All multi-unit building developments shall be subject to Site Plan
Control and may be subject to a Zoning By-law Amendment.
6.7 Apartment Buildings
a) Apartment buildings shall not be considered on a Local Road.
Apartment buildings may be considered on a Collector Road or an
Arterial Road, provided sufficient evidence indicates that the road
is capable of handling additional dwellings and that the
development is deemed acceptable to Council.
b) Where permitted, apartment buildings shall be located at highly
accessible locations, ideally within 250 metres of an existing or
planned public transit route. It is also desirable that apartment
buildings be developed in proximity to community facilities and
commercial facilities.
c) All apartment building developments shall be compatible with the
character of the surrounding community.
d) All apartment building developments shall be subject to Site Plan
Control and may be subject to a Zoning By-law Amendment.
6.8 Secondary Suites
a) For the purposes of this Plan, a secondary suite will be defined as
a separate dwelling unit, which is contained within an existing
single detached or semi-detached dwelling provided that:
i. not more than one secondary suite be permitted in
association with each principal dwelling on the same lot
unless otherwise permitted in the Zoning By-law;
ii. all the requirements of the Zoning By-law, including the
provision of adequate parking, the Ontario Building Code
and other relevant municipal and Provincial regulations are
satisfied; and,
The Town of Aurora Official Plan
September 27, 2010 32
iii. it has been determined that municipal services and
community facilities meet the anticipated demand for
secondary suites to the satisfaction of Council.
6.9 Communal Housing
a) Communal housing offers services which may include shared
kitchen and dining facilities, sanitary fac ilities, laundry facilities and
amenity facilities, to residents living in shared and/or private
suites. For the purposes of the Zoning By-law, a communal
housing suite is not defined as an independent dwelling unit, as
the occupants rely on the provision of shared facilities and/or
amenities.
b) Communal housing forms may include Retirement Homes, Group
Homes, Boarding Houses, Student Residences, Continuum of
Care Developments, Seniors’ Accommodations and similar forms
of service-oriented, communal housing. Communal housing may
also be considered as an institutional use. Hotels and Motels are
not forms of communal housing.
c) All Communal housing developments ensure that adequate
buffering, parking and amenity areas can be provided. In addition,
the proposed site shall be within 250 metres of an existing public
transit route. It is also desirable that Communal Housing be
developed in proximity to community facilities and commercial
facilities.
d) All communal housing developments shall be compatible with the
character of the surrounding community.
e) All communal housing developments shall be subject to Site Plan
Control and may be subject to a Zoning By-law Amendment.
f) The implementing Zoning By-law may require a minimum distance
separation between Communal Housing developments.
6.10 Live-Work Units
a) Live-work units are a townhouse built form that includes the
potential to integrate small-scale commercial or retail uses at-
grade.
b) Live-work units may be located in the ‘Greenfield Residential Area’
designation identified on Schedule ‘A’, subject to the policies of
the applicable Secondary Plan.
The Town of Aurora Official Plan
September 27, 2010 33
c) Live-work units shall be subject to Site Plan Control and may be
subject to a Zoning By -law Amendment.
d) Live-work units shall provide amenity areas and buffering with
planting and/or fencing from adjacent residential dwellings.
e) Adequate parking and drop-off/pick-up facilities shall be provided,
and may include on-street parking, where appropriate
f) Parking should not be located in the front yard of any building.
6.11 Housing for Seniors
a) Council will support private and non-profit housing developments
designed to provide a variety of housing options for seniors
including small ownership dwellings, higher density condominium
dwellings andpermit “aging in place” and “garden suites” while
recognizing the Town’s inability to establish occupancy
restrictions.
6.12 Special Needs Housing
a) Special Needs Housing includes Group Homes, Lodging Houses,
Halfway Houses, Homes for Special Care and all other types of
residences licensed or funded under a federal or provincial statute
for the accommodation of persons living under supervision in a
single housekeeping unit and who, by reason of their emotional,
mental, social or physical condition, require a group living
arrangement for their well being.
b) Special Needs Housing that is not a Halfway House and
accommodates 8 or less occupants (not including staff) shall be
permitted in all designations that permit residential uses, subject
to the provisions of the Zoning By-law and the satisfaction of the
following criteria:
i. no Special Needs Housing of this scale shall be permitted
within 100 metres of another property containing any other
Special Needs Housing;
ii. the Ontario Building Code, as well as all applicable health
and safety requirements, can be satisfied;
iii. any changes to a building resulting from the conversion to
Special Needs Housing shall be compatible with the
The Town of Aurora Official Plan
September 27, 2010 34
physical form and character of the surrounding
neighbourhood;
iv. municipal property maintenance standards and all other
relevant municipal regulations and standards shall apply to
the Special Needs Housing; and,
v. Special Needs Housing operators shall obtain a license in
accordance with the requirements of the applicable
authority.
c) Halfway Houses, and forms of Special Needs Housing that
accommodate more than 8 occupants (not including staff), shall
be permitted in all designations that permit residential uses,
subject to the provisions of the Zoning By-law and the satisfaction
of the following criteria:
i. no Special Needs Housing of this scale shall be permitted
within 400 metres of another property containing any other
Special Needs Housing;
ii. the site is adjacent to and has direct access to an Arterial
or Collector road;
iii. the site is located with convenient access to community
services and facilities;
iv. the lot size and configuration is sufficient to accommodate
the building, required parking, green space and amenity
areas;
v. the Ontario Building Code, as well as all applicable health
and safety requirements, can be satisfied;
vi. any changes to a building resulting from the conversion to
Special Needs Housing shall be compatible with the
physical form and character of the surrounding
neighbourhood;
vii. municipal property maintenance standards and all other
relevant municipal regulations and standards shall apply to
the Special Needs Housing;
viii. a minimum of 2 on-site parking spaces or 1 on-site parking
space per staff member on duty, whichever is greater, shall
be required for Special Needs Housing Facility; and,
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September 27, 2010 35
ix. Special Needs Housing Facility operators shall obtain a
license in accordance with the requirements of the
applicable authority.
d) The implementing Zoning By-law may require a minimum distance
separation between Special Needs Housing developments.
6.13 Home Occupations
a) Home Occupations may be permitted in single detached and
semi-detached residences in accordance with the following
provisions:
i. the use is carried out entirely within the dwelling unit;;
ii. the use is clearly secondary to the primary use of the
property as a residence, in terms of floor space utilization;
iii. the property is the principal residence of the person
carrying on the Home Occupation use;
iv. no outside storage of goods, materials, equipment or
service vehicles such as trailers and commercially licensed
vehicles related to the Home Occupation use shall be
permitted, except where permitted in accordance with the
provisions of the Zoning By-law;
v. the activities associated with the Home Occupation use,
including traffic generated and hours of operation, do not
adversely affect the surrounding area;
vi. adequate water supply and sewage disposal facilities are
available and the requirements of the Ontario Building
Code are satisfied;
vii. solid waste beyond the volume normally generated by a
household as defined by regional and provincial data is not
permitted;
viii. compliance with on-site parking requirements and other
provisions regulating Home Occupations in the Zoning By-
law; and,
ix. a permit has been obtained from the Town to operate a
Home Occupation.
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September 27, 2010 36
7.0 PROVIDING APPROPRIATE COMMUNITY FACILITIES
Community facilities serve as a community’s foundation, providing essential
support to its successful operation, ongoing development and vibrancy.
Community facilities are an essential component to the achievement of a
complete community. The policies of this Plan seek to ensure Aurora’s
community services and facilities are developed to meet the needs of all
residents and are consistent with the Town’s objectives for becoming a healthy,
strong and complete community.
7.1 Objectives
a) Ensure that the Town plans for and supports a full range of
community services and facilities to meet the needs of its current
and future residents.
b) Ensure that community services and facilities are well located in
relation to their service area, encouraging access by transit,
walking and cycling.
c) Ensure that community services and facilities are compatible with
adjacent uses.
7.2 General Community Services Policies
a) Community Service uses shall include social, cultural, educational,
public recreational, governmental, health, counseling, welfare and
utility services. Schools, child care centres, public and private
nursing and senior citizens’ homes, recreation centres, community
parks, police stations, and places of worship are some samples of
Community Service uses. In some circumstances, as deemed
appropriate by Council, accessory residential and commercial
uses shall be permitted as part of a Community Services
development.
b) Neighbourhoodbased Community Services, including elementary
schools, child care centres and supportive housing or support
agencies for seniors or people with disabilities, shall be allowed in
all residential designations without requiring an Amendment to this
Plan. Criteria for the establishment of any of these uses within the
Stable Neighbourhood designation are provided in Section 8.0 of
this Plan.
c) Neighbourhood based Community Services shall generally locate
on Municipal Collector Roads, in proximity to intersections with
other Municipal Collector Roads and/or Regional Roads. They are
The Town of Aurora Official Plan
September 27, 2010 37
also encouraged to locate near public parks and/or adjacent to
Convenience Commercial Centres where these exist.
d) Community Services which serve the whole Town or are
Regionally focused are typically designated Major Institutional or
are located within employment areas, where appropriate. The
larger scale Community Services shall have frontage on a
Regional Road, or on a Municipal Collector Road, in proximity to a
Regional Road.
e) To ensure that new Community Facilities do not create a visual,
environmental, or traffic nuisance for their surroundings,
development agreements may require:
i. buffers such as landscaped strips with trees, shrubs and
grass and/or decorative screens, walls or fences, as
specified by municipal standards;
ii. high standards in the conceptual design of buildings, their
siting, massing, exterior and public access areas and
compatibility in height, density, scale, facade treatment,
and landscaping with the surrounding area;
iii. appropriate, adequate and safe parking, loading and
lighting, to ensure vehicular and pedestrian safety;
iv. provisions for safe and convenient vehicular, pedestrian,
bicycle and, where appropriate, transit access. Traffic
studies to ensure optimal solutions may be required where
scale or context of the development warrants;
v. evidence of adequate water, sewer and other public utility
provisions; and,
vi. compliance with all other relevant provisions of this Plan.
f) Council shall co-operate with the Region of York York Region in:
i. establishing responsibilities for and scope of required
social services;
ii. ensuring planning, provision; and,
iii. cost recovery for capital costs of social services in newly
developing areas through a By-Law under the
Development Charges Act.
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September 27, 2010 38
g) Council shall co-operate with other levels of government in the
provision of an equitable, efficient and effective Community
Services network.
7.3 Municipal Community Facilities
a) Notwithstanding any other policies of this Plan, Municipal
Community Facilities, including, but not limited to, community
parks, municipal offices, libraries and community centres shall be
permitted in all land use designations, with the exception of the
Environmental Protection Area designation, in accordance with
the urban design and green building policies of this Plan, and
subject to the relevant policies of the Oak Ridges Moraine
Conservation Plan and Act, without the need for an Amendment to
this Plan.
b) Within the Greenfield Residential Area and Greenfield
Employment areadesignations, suitable sites for Municipal
Community Facilities shall be identified through the Secondary
Plan and/or Block Planning Process and shall be identified in
consultation between the landowners group, relevant agencies
and committees and the Town of Aurora.
7.4 Elementary and Secondary Schools
a) Existing Elementary and Secondary Schools within Aurora are
designated Major Institutional on Schedule ‘A’. Existing Schools
are considered a crucial component of a complete community,
and, as such shall be maintained and operated as schools in the
long-term, wherever possible.
b) New elementary schools may be permitted within all residential
designations and shall be subject to Site Plan Control. New
Elementary Schools within the Stable Neighbourhood designation
shall be subject to the development criteria established in Section
8.0 of this Plan.
c) New elementary schools within the Greenfield Residential Area
designation shall:
i. locate central to their service area, on a Municipal
Collector Road and near, but not on a Regional Roads;
ii. minimize road cross-overs for children;
iii. avoid adverse effects on adjacent residents;
The Town of Aurora Official Plan
September 27, 2010 39
iv. relate to the Greenlands System and neighbourhood
services;
v. have adequate parking for staff and loading spaces for
buses;
vi. have well drained sites suitable for development;
vii. be free from environmental or safety hazards such as
ponds, railroads or noxious fumes; and,
viii. be efficiently used, and urban in nature. Multi-storey
buildings, and campus configurations with other schools,
and reduced open space areas shall be considered.
d) New Secondary Schools may be permitted within the Greenfield
Residential Area designation and shall be subject to Site Plan
Control. New Secondary Schools shall:
i. locate central to their service area, on a Municipal
Collector Road or a Regional Arterial Road;
ii. relate to transit and the Greenlands System,
neighbourhood or community services;
iii. provide adequate loading spaces for buses and parking;
iv. avoid adverse effects on adjacent neighbourhoods;
v. have well drained sites which are suitable for development;
vi. be free from safety and environmental hazards such as,
noxious gases, ponds, or railway lines; and,
vii. school sites shall be efficiently used, and urban in nature.
Multi-storey buildings, and campus configurations with
other schools, and reduced open space areas shall shall
be considered.
e) Elementary and Secondary Schools shall, where feasible, be
located adjacent to areas of the Greenlands System, in areas that
optimize pedestrian access and generally shall not be located on
roads or on highways with four (4) or more lanes of traffic.
The Town of Aurora Official Plan
September 27, 2010 40
f) School facilities shall be high quality landmark buildings and shall
be compatible with the character of the surrounding community.
g) Schools shall provide parking for both vehicles and bicycles,
amenity areas and buffering with planting and/or fencing from
adjacent residential dwellings.
h) Future school locations may be approximate. No Amendment to
this Plan shall be required if the number or location of such sites
change on the basis of the final subdivision layout and population
forecasts.
i) The implementing Zoning By-law and/or Site Plan Agreement
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.
j) Existing school sites represent important community focal points
throughout the Town. This Plan recognizes that some of the
existing Secondary and/or Elementary school sites may be
deemed surplus by their respective School Boards, and may,
therefore, offer opportunities for redevelopment.
k) Any redevelopment of an existing school site shall be supported
by a comprehensive development plan that encompasses the
entire landholding and that shall address the following:
i. the potential for ongoing public use of existing buildings, or
their replacement with appropriate community facilities,
and/or other institutional uses;
ii. the need for, and protection of public parkland;
iii. replacement of the site’s employment function;
iv. urban and architectural design guidelines;
v. the protection and preservation of cultural heritage
resources;
vi. traffic impact assessment; and,
vii. an assessment of the impact of the proposed use on the
adjacent community.
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September 27, 2010 41
l) Should surplus school site lands become available, Council shall
consider the acquisition of the lands in order to meet the needs of
the Community.
7.5 Post-Secondary Institutions
a) Council will encourage the development of a Post-Secondary
Institution within the Town of Aurora.
b) Lands for a comprehensive Post-Secondary Institution Campus
shall be designated Major Institutional in this Plan, and shall be
subject to the preparation of a Campus Master Plan. A Campus
Master Plan shall include:
i. a detailed road, block and land use plan that identifies the
conceptual layout of the area;
ii. a comprehensive streetscape, open space and trails plan
that identifies the function, design and treatment of all the
road types/trails and the location of all public sidewalks.
This component of the Campus Master Plan will also
include a detailed layout and description of the proposed
parks, trails, parkettes and stormwater management
facilities, including preliminary design schemes for each;
iii. urban design and architectural control guidelines;
iv. any required Environmental Impact Study; and,
v. any other study considered appropriate by Council to
ensure that the requirements for a complete application
have been met, and that the facility is designed and
developed comprehensively.
7.6 Places of Worship
a) New places of worship may be subject to Site Plan Control and
may be subject to a Zoning By-law Amendment.
b) New places of worship within the Stable Neighbourhood Area
Designation shall conform with the policies in Section 8 of this
Plan.
c) Places of worship shall provide parking for both vehicles and
bicycles, amenity areas and buffering with planting and/or fencing
The Town of Aurora Official Plan
September 27, 2010 42
from adjacent residential dwellings. Parking should not be
permitted 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.
7.7 Child Care Facilities
a) Child care facilities may be permitted within any residential
designations and shall be subject to Site Plan Control.
b) New child care facilities with the Stable Neighbourhood Area
Designation shall conform with the policies in Section 8 of this
Plan.
c) Child care facilities shall be limited in size, must include an
outdoor play area that includes natural or built shade structures,
must be well buffered from adjacent residential uses and shall be
compatible with the character of the surrounding community.
cd) Adequate parking and drop-off/pick-up facilities shall be provided
and parking should not be located in the front yard of any building.
The Town of Aurora Official Plan
September 27, 2010 43
8.0 PROTECTING STABLE NEIGHBOURHOODS
The Town of Aurora contains a number of older, distinct residential
neighbourhoods that have been designated Stable Residential Area on
Schedule ‘A’. This Plan recognizes the importance of protecting and
enhancing these stable residential neighbourhoods.
8.1 Stable Residential Area Designation
8.1.1 Intent
It is the intent of this Plan to ensure that the areas designated 'Stable
Neighbourhood', as identified on Schedule 'A', are protected from
incompatible forms of development and, at the same time, are permitted
to evolve and be enhanced over time. All new development shall be
compatible with its surrounding context and shall conform with all other
applicable policies of this Plan.
8.1.2 Permitted Uses
a) The permitted uses within the Stable Residential Area designation
shall be:
i. Ground-Related Residential Uses;
ii. Existing Multiple-Unit Buildings;
iii. Secondary Suites;
iv. Communal Housing;
v. Special Needs Housing;
vi. Home Occupations;
vii. Bed And Breakfast Establishments;
viii. Elementary Schools;
ix. Places Of Worship;
x. Child Care Facilities;
xi. Local Convenience/Service Retail;
xii. Office uses;
The Town of Aurora Official Plan
September 27, 2010 44
xiii. Parks And Recreation Facilities; and,
xiv. Public Uses And Public And Private Utilities.
b) 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.
8.1.3 Development Policies
a) New development and site alteration abutting existing residential
development shall be sympathetic to the form and character of the
existing development and shall be compatible with regard to
building scale and urban design.
b) Through the implementing Zoning By-law, the range and density
of permitted uses may be refined or restricted on a particular site
or location to ensure that new development or site alteration is
appropriate and compatible with adjacent uses and buildings.
c) Through the implementing Zoning By-law and/or through site plan
control, specific measures including, but not limited to, building
setbacks, landscaping and fencing, may be required in order to
ensure that new development is appropriate in the context of the
adjacent uses and the surrounding neighbourhood.
d) All development within the ‘Stable Neighbourhood’ designation
may be subject to Site Plan Control. Council may utilize all of the
provisions of Site Plan Control permitted by the Planning Act,
including, without limitation, the control of building materials,
colour and architectural detail.
e) No new apartment buildings shall be permitted within the ‘Stable
Neighbourhood’ designation. All existing apart ment building
development and development applications for apartment
buildings approved prior to the adoption of this Plan shall be
deemed to be in conformity with this Plan.
f) All new development within the ‘Stable Neighbourhood’
designation shall hav e a maximum height of 3 storeys or 9 metres,
whichever is less.
The Town of Aurora Official Plan
September 27, 2010 45
The implementing Zoning By-law may provide more restrictive
height limits based on the specific context of a neighbourhood or
area within the Town.
g) All new townhouses, multiple-unit buildings, communal housing
and special needs housing may only be permitted within the
'Stable Neighbourhood' designation subject to achieving the
following criteria to the satisfaction of Council:
i. the development shall respect the existing character of the
surrounding neighbourhood through compatible and
complementary building siting, massing, height and scale;
and,
ii. the exterior design of the proposed building or buildings,
including materials, colours, architectural detail,
landscaping, and streetscape elements shall be
compatible with the proposal’s immediate neighbours.
h) Home occupations may be permitted within the ‘Stable
Neighbourhood’ designation subject to the policies of Section
8.1.4 of this Plan and provided that the use is of an accessory and
subordinate nature and does not substantially alter the residential
nature of the property.
i) Bed and Breakfast establishments may be permitted within the
‘Stable Neighbourhood Designation subject to achieving the
following criteria to the satisfaction of Council:
i. the use shall not have a negative impact on the privacy of
neighbouring properties;
ii. adequate parking facilities are available on the lot for the
proposed use and parking should not be located in the
front yard of any buildings; and,
iii. the building shall be compatible with the character of the
surrounding community.
j) Elementary Schools may be permitted within the ‘Stable
Neighbourhood’ designation provided that the impact on adjacent
developments is minimized through the provision of adequate
parking, landscaping, setback and buffering provisions to be
determined in the Zoning By-law.
The Town of Aurora Official Plan
September 27, 2010 46
k) Places of Worship may be permitted within the ‘Stable
Neighbourhood’ designation provided that:
i. the impact on adjacent developments is minimized through
the provision of adequate parking, landscaping, setback
and buffering provisions to be determined in the Zoning By-
law; and,
ii. traffic and parking studies which demonstrate that the use
will not have an adverse impact on the existing or
proposed traffic network to the satisfaction of Council.
l) Child care facilities may be permitted within the ‘Stable
Neighbourhood’ designation provided that the impact on adjacent
developments is minimized through the provision of adequate
parking, landscaping, setback and buffering provisions to be
determined in the Zoning By-law; and,
m) Local convenience/service retail and office uses may be permitted
within the ‘Stable Neighbourhood’ designation provided that:
i. the impact on adjacent developments is minimized through
the provision of adequate parking, landscaping, setback
and buffering provisions to be determined in the Zoning By-
law; and,
ii. traffic and parking studies which demonstrate that the use
will not have an adverse impact on the ex isting or
proposed traffic network to the satisfaction of Council.
8.1.4 Design Policies
a) All new development within the ‘Stable Neighbourhood’
designation shall respect and reinforce the existing physical
character and uses of the surrounding area, with particular
attention to the following elements:
i. the pattern of lots, streets and blocks;
ii. the size and configuration of nearby lots;
iii. the building type of nearby residential properties;
iv. the heights and scale of nearby residential properties;
v. the setback of buildings from the street;
The Town of Aurora Official Plan
September 27, 2010 47
vi. the pattern of rear and side-yard setbacks; and,
vii. conservation and enhancement of cultural heritage
resources.
8.2 Suburban And Estate Residential Policies
a) Permitted uses in suburban and estate residential areas shall be
limited to detached dwellings, an accessory dwelling and
compatible home occupations.
b) To ensure highest standards of development for these extremely
low density residential uses, the same policies shall apply to both
suburban and estate residential densities with the exception that:
i. suburban residential density requires:
• a minimum lot area of 0.2 net residential hectare (or 0.5
acres) per unit; or,
• clusters of at least 10 units may be permitted provided
that a minimum of 25% of the overall lot area is
designated as common or public open space;
• full municipal water and sanitary services;
ii. estate residential density requires:
• a minimum lot area of 0.8 net residential hectare (or 2
acres) per unit; or,
• clusters of at least 10 units may be permitted, provided
a minimum 40% of the overall lot area is designated as
common or public open space;
• the ultimate density of development proposed on
subsurface sewage disposal systems shall be
determined through a hydrogeological study;
c) Suburban and Estate Residential development will be encouraged
in clusters of at least 10 units, which allow for:
i. more efficient utilization of road, water and waste disposal
systems,
The Town of Aurora Official Plan
September 27, 2010 48
ii. potential municipal maintenance or ownership of such
systems,
iii. more substantial and meaningful open spaces,
iv. reduced environmental impact or maintenance of
environmentally important features.
v. compliance with the Oak Ridges Moraine Conservation Act
and the Oak Ridges Moraine Conservation Plan.
d) Private water and sewer services on individual lots shall only be
permitted where proof is provided that communal services are not
feasible, and where evidence is provided to the satisfaction of the
Region of YorkYork Region Officer of Health, the relevant
Conservation Authority, and the Ministry of the Environment that
such development will not have any adverse effect on the
environment.
e) Notwithstanding Section d (above), all Suburban and Estate
Residential development shall conform with the policies of Section
12.0 of this Plan, the Oak Ridges Moraine Conservation Act, the
Oak Ridges Moraine Conservation Plan and the Rural Area
policies of the York Region Official Plan.
f) Proposed Suburban and Estate Residential Density development
shall only occur by amendment to this Plan, a registered Plan of
Subdivision under Section 49 of the Planning Act and in
compliance with the Oak Ridges Moraine Conservation Act, the
Oak Ridges Moraine Conservation Plan and associated policies in
this Plan. In considering such amendments, Council shall require
the submission of:
i. mapping at a minimum scale of 1:1000 showing existing
grades, vegetation cover, watercourses, soil characteristics
and ground water levels;
ii. indication of measures mitigating any negative
environmental impacts, including the methods of tree
preservation, sediment and erosion control, slope
stabilization and a storm water management plan which
addresses water quality and quantity affected;
iii. an engineering report indicating the locations of sewage
disposal or septic tank, tile fields, storm drainage, wells,
The Town of Aurora Official Plan
September 27, 2010 49
water quality and quantity facilities, and methods of
ensuring their proper functioning;
iv. exact locations of buildings and driveways;
v. detailed landscape analysis of the site and adjacent
property, including a topographic survey at minimum 1.0
metre intervals, undertaken by a professionally qualified
person;
vi. detailed proposed alterations to grades and vegetation
cover;
vii. a heritage resource assessment of the site.
g) Council shall consult the Ministry of Natural Resources, Ministry of
the Environment, the appropriate Conservation Authorities and the
Regional Medical Officer of Health when evaluating development
proposals.
h) Estate Residential development shall display high standards of
urban design as outlined in Section 4.0 of this Plan.
i) Access to individual lots shall be from internal roads and not from
existing or unopened concession roads, regional roads or
provincial highways, unless topography renders this impossible.
j) Internal roads:
i. shall be designed to discourage through traffic;
ii. shall be paved and built to municipal standards;
iii. may require shoulders, drainage ditches and storm sewers
to prevent difficulties with access or drainage during
inclement weather or problems with soil erosion; and,
iv. shall provide adequate access to an assumed and
maintained town or regional road, or provincial highway to
ensure access for school buses, ambulances, fire or other
essential service vehicles.
k) Notwithstanding any policies of this Plan to the contrary, this Plan
does not envision and will not permit further estate residential
development on individual private water and wastewater systems
within the Town, but shall continue to recognize all existing and
approved designations.
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September 27, 2010 50
l) Notwithstanding the policies of this Plan to the contrary, lands
located on the Oak Ridges Moraine, as shown on Schedule 'A'
shall be subject to the relevant policies of the Oak Ridges Moraine
Conservation Plan and Act and the applicable policies of this Plan.
The Town of Aurora Official Plan
September 27, 2010 51
9.0 DEVELOPING VIBRANT NEW NEIGHBOURHOODS
Lands designated ‘Greenfield Residential Area’ are intended to
accommodate the majority of new housing that is required in the
community over the next 20 years. These areas provide opportunities for
the creation of new neighbourhoods including a range of housing types
and tenures and other compatible uses that provide for the day-to-day
needs of residents.
This designation applies to the lands where new greenfield residential
development is planned to take place. Some of these designated areas
have already received planning approvals and are subject to certain site-
specific policy provisions contained in existing Secondary Plans or in
areas where Secondary Plans are to be approved in the future. The
policies of this Section are intended to promote well-designed and
attractive new residential neighbourhoods.
9.1 General Policies for the Greenfield Residential Area Designation
a) For lands designated Greenfield Residential Area on Schedule ‘A’,
that are subject to an existing, approved Secondary Plan, the
policies of this Plan and the relevant approved Secondary Plan
shall apply. Where the policies of this Plan conflict with the
approved Secondary Plan, the policies of the approved Secondary
Plan shall apply.
b) The following existing, approved Secondary Plans are recognized
by this Plan and are identified on Schedule ‘B’:
i. OPA 20;
ii. OPA 30; and,
iii. OPA 34.
c) Where lands are designated Greenfield Residential Area on
Schedule ‘A’, and where no Secondary Plan has been approved, it
shall be a requirement of this Plan that no new development shall
be permitted until such time as a Secondary Plan has been
approved.
d) Where a Secondary Plan is required, it shall conform with the
following Regional requirements:
i. minimum density requirements and targets established by
the Region and the Province;
The Town of Aurora Official Plan
September 27, 2010 52
ii. the establishment, implementation and/or continuation of a
fine-grained street grid that incorporates sidewalks and
bicycle lanes;
iii. 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;
iv. a concentration of the most intensive development and
greatest mix of uses within a reasonable and direct walking
distance of rapid transit stations and/or planned subway
stations;
v. a minimum requirement that 3525% of new housing units
be affordable, offering a range of compact housing forms
and tenures, and affordable units for low and moderate
income households;
vii. policies that sequence development in an orderly way,
coordinated with the provision of human services, transit
and other infrastructure;
viii. policies to ensure excellence in urban design and
sustainable construction methods, including winter design;
ix. requirements to reduce and/or mitigate urban heat island
effects, by considering the use of green and white roofs,
shade trees and light-coloured surface materials;
x. policies that establish urban greening targets, which may
be achieved through urban forest canopy, green walls,
requirements for landscaping;
xi. provisions 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 identity;
xii. policies that encourage the inclusion of public art in all
significant private sector developments and that require the
dedication of 1% of the capital budget of all Regional and
local municipal buildings to public art;
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September 27, 2010 53
xiii. policies to ensure natural and recreational connections and
enhancements to and within local and Regional
Greenlands Systems;
xiv. other policies to require innovative approaches to urban
stormwater management, including low-impact
development, green roofs, water capture and reuse and
alternatives to conventional retention ponds;
xv. a mobility plan that addresses criteria established by the
York Region Official Plan with an emphasis on delivering a
weather-protected system of pedestrian and cycling paths
and facilities;
xvi. requirements for new school sites to be constructed to an
urban standard, including the consideration of alternative
site size and design standards, multi-storey buildings and
shared facilities; and,
xvii. provisions for human services that meet local community
and Region-wide needs.
e) New development abutting existing residential development shall
be sensitively integrated with the existing development and shall
be compatible with regard to use, scale and urban design.
f) All development within the ‘Greenfield Residential Area’
designation may be subject to Site Plan Control. 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.
The Town of Aurora Official Plan
September 27, 2010 54
10.0 ADVANCING THE ECONOMY
At a community level, economic development is a process that influences
and shapes the growth of an economy and attempts to improve economic
well-being through job creation, job retention, tax base enhancements and
overall improvements to the quality of life of residents. This Plan seeks to
promote economic development efforts to support a diversified economic
base and well-defined commercial hierarchy, encourage a competitive
business environment and ultimately advance and sustain Aurora’s long-
term economic prosperity.
10.1 Economic Development Objectives
a) Promote sustainable economic growth, local employment
opportunities and diversification of the employment base.
b) Promote the continued evolution of full and viable range of
commercial centres, at the regional, community and convenience
level and service commercial areas to help meet the material,
social and employment needs of the people in Aurora.
c) Promote opportunities for residents and employees to live, work
and shop in Aurora.
d) Ensure that employment lands are protected to accommodate
projected employment growth.
e) Recognize the important relationship between planning, economic
development, and environmental preservation in sustainable
development and healthy communities.
f) Ensure that employment lands are used to their fullest and highest
potential.
g) Encourage private/public partnerships as a vehicle for achieving
economic goals.
h) Utilize the Town’s Economic Development Strategy as an
important tool to implement key policy goals and objectives.
10.2 Economic Development Policies
a) Council shall support and promote long-term economic growth
and diversification. Opportunities may include:
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September 27, 2010 55
i. providing and protecting lands for a variety of economic
and employment functions;
ii. supporting the retention of existing businesses and their
local expansion opportunities.
iii. fostering community economic development through
partnerships, strategies and economic programs;
iv. attracting and retaining private business investment by
ensuring that Aurora continues to evolve as a complete
community;
v. attracting prestige small and large scale office
development, maximizing the potential for the local labour
force to live and work in Aurora;
vi. attracting and supporting the development of the advanced
manufacturing, green industry, interactive media sectors,
medical research and development and high-tech
industries;
vii. attracting appropriate post-secondary educational facilities;
viii. encouraging tourism through the protection and promotion
of cultural and natural heritage resources and the Aurora
Promenade;
ix. building, enhancing and maintaining high quality municipal
services and infrastructure;
x. providing efficient and convenient transportation options
for people and goods;
xi. ensuring high quality, efficient and coordinated utilities,
services and technological infrastructure;
xii. identifying and implementing opportunities to streamline
and expedite development approvals through the pre-
consultation process and assigning of dedicated staff to
specific projects.
b) Council s hall undertake an annual review of the Town’s Economic
Development Strategy to confirm objectives are being met and to
respond to new opportunities as they arise.
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September 27, 2010 56
10.3 Employment Areas
a) Employment opportunities are a key component of a complete
community. Lands identified as 'Employment Areas' within this
Plan are intended to accommodate a full range of employment
opportunities including industrial and office uses to meet the long-
term needs of the Town of Aurora. It is also important to note that
the Aurora Promenade will continue to play a key role in the
provision of an array of employment opportunities in a mixed-use
context.
b) The following designations address the Town’s more specific
‘Employment Areas’ categories, as identified on Schedule 'A':
i. Greenfield Employment Area;
ii. General Industrial; and,
iii. Light Industrial/Service Designation; and,.
iv. Business Park uses within OPA 30.
c) The Employment area designations meet the definition of
Employment area in the Growth Plan for the Greater Golden
Horseshoe and are subject to the growth management and
conversion policies of this Plan, as well as applicable Provincial
legislation and policy statements.
10.3.1 Objectives
The following objectives and policies establish the framework for
development decisions in the ‘Employment Areas.’
a) To encourage development of employment generating land uses
in consideration of service infrastructure allocation.
b) To identify locations to accommodate an adequate supply of
serviced land for employment-related uses, and to establish
policies to guide employment-related development .
c) To protect and preserve Employment Areas for current and future
uses, and to prohibit the development for non-employment
generating land uses within Employment Areas.
d) To minimize and mitigate conflicts with adjacent or nearby
sensitive land uses.
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September 27, 2010 57
e) To achieve the highest design standards possible for employment-
related development.
10.4 General Employment Area Policies
a) Conversion Policies
i. Applications to convert lands designated Employment Area
to a residential use, retail use or any other non-
employment use that is not permitted by this Plan within
any Employment Area designation or that is not ancillary or
accessory to a permitted employment area use shall be
assessed on the basis of a Municipal Comprehensive
ReviewRegional Municipal Comprehensive Review and
shall demonstrate that:
• 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;
• the lands are not required over the long-term for the
employment purposes for which they are designated
and that the municipality will meet the employment
forecasts allocated to the municipality pursuant to this
Plan;
• the conversion will not jeopardize the ability of the
Town to achieve the Town-wide activity rate of 1 job for
every 2 residents;
• the conversion will not adversely affect the overall
viability of the area designated Employment Area;
• there is existing or planned infrastructure to
accommodate the proposed conversion;
• cross-jurisdictional issues have been considered;
• the proposed use is compatible with adjacent land
uses; and,
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September 27, 2010 58
• there is no past on-site contamination that would
negatively impact the proposed use or future users of
the site.
b) Brownfield Site Re-Use
i. Where there is evidence or perception that a site may be
contaminated due to the previous use of the property,
Council shall require that a Soils Study in accordance with
provincial guidelines for the decommissioning and clean up
of Brownfield sites be submitted along with an application
for development.
ii. Development of any Brownfield site shall not be permitted
until the site is decommissioned or cleaned up to the level
required for proper use and to the satisfaction of Council
and any other applicable approval authority.
iii. Council may consider the preparation of a Community
Improvement Plan to assist in the cost of site remediation,
in accordance with the relevant policies of the Planning
Act.
c) Urban Design
i. In the review of development applications, Council shall
ensure conformity with the Urban Design Policies of this
Plan, and shall ensure that the following general site
development criteria are implemented:
• buildings shall be street-front oriented and provide
direct street access for pedestrians where possible;
• parking and loading areas shall be sited to the side or
rear of the lot and where they are located in the front,
they will include appropriate landscaping to mitigate
their visual impact;
• high quality landscape treatment shall be provided
throughout the Employment Area;
• building form and siting shall minimize the impacts of
noise, wind and shadows and shall enhance views of
landmark buildings, parks and open space linkages;
• refuse collection areas shall be fully enclosed. These
areas and loading areas shall be unobtrusive and
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September 27, 2010 59
screened and shall generally be located at the side or
the rear of the building;
• rooftop equipment shall be unobtrusive, sound
attenuated and screened from view in accordance with
Sections 4.2.xi and 5.7 of this Plan;
• where open storage is permitted, it shall be unobtrusive
and screened, and shall generally be located at the
rear of the building;
• common vehicular access and internal circulation
including service lanes connecting abutting properties
shall be provided wherever possible; and,
• the proper siting and high quality design of buildings
and landscaping at prominent or highly visible
locations.
ii. Council will promote building and site design that will
reduce the incidence of crime through the implementation
of Crime Prevention Through Environmental Design
(CPTED) principles including natural surveillance, natural
access control, territorial reinforcement and space
assessment. Council shall have regard for the principles of
CPTED in their review of all development applications.
iii. Council is committed to environmentally sensitive building
design and construction. Council will require the use of
green building technologies as per the policies of this Plan.
10.5 Greenfield Employment Area Designation
10.5.1 Intent
a) The Greenfield Employment area designation shall apply on lands
where new greenfield employment-generating development is
planned to take place. It is the intention of this Plan that areas
designated Greenfield Employment area will be used primarily for
prestige employment uses, offices, research and development
and/or manufacturing facilities. The Greenfield Employment area
designation is also intended to provide growth areas for future
employment generating development.
b) For lands designated Greenfield Employment Area, that are
subject to an existing, approved Secondary Plan, the policies of
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September 27, 2010 60
this Plan and the relevant approved Secondary Plan shall apply.
Where policies of this Plan conflict with the approved Secondary
Plan, the policies of the approved Secondary Plan shall prevail
c) The following existing, approved Secondary Plans are recognized
by this Plan, and are identified on Schedule ‘B’:
i. OPA 30.
d) Where lands are designated Greenfield Employment area on
Schedule ‘A’ and where no Secondary Plan has been approved, it
shall be a requirement of this Plan that no new development shall
be permitted until such time as a Secondary Plan has been
approved.
e) Where a Secondary Plans is required, it shall include:
i. minimum density requirements and targets established by
the Region and the Province;
ii. the establishment, implementation and/or continuation of a
fine-grained street grid that incorporates sidewalks and
bicycle lanes;
iii. policies that sequence development in an orderly way,
coordinated with the provision of human services, transit
and other infrastructure;
iv. policies to ens ure excellence in urban design and
sustainable construction methods;
v. requirements to reduce and/or mitigate urban heat island
effects, by considering the use of green and white roofs,
shade trees and light-coloured surface materials;
vi. policies that establish urban greening targets, which may
be achieved through urban forest canopy, green walls,
requirements for landscaping;
vii. policies to ensure natural and recreational connections and
enhancements to and within local and Regional
Greenlands Systems;
viii. other policies to require innovative approaches to urban
stormwater management, including low-impact
The Town of Aurora Official Plan
September 27, 2010 61
development, green roofs, water capture and reuse and
alternatives to conventional retention ponds;
x. a mobility plan that addresses criteria established by the
York Region Official Plan with an emphasis on delivering a
weather-protected system of pedestrian and cycling paths
and facilities; and,
f) The following general requirements should be met:
i. business Park areas shall be highly visible and accessible;
ii. offices shall be developed in low to mid-rise buildings;
iii. accessory uses shall be generally limited to 20% of the
total floor area on the principle use. All accessory uses
shall be clearly subordinate to and directly related to the
functioning of the permitted use;
iv. activities and operations associated with industrial uses
shall be primarily within enclosed buildings;
v. all new development shall be subject to Site Plan Control;
vi. permitted uses shall not emit noticeable or noxious noise,
dust or air emissions which negatively impact adjacent land
uses. The uses shall be entirely contained within a
building, except for accessory vehicle parking and,
potentially, limited accessory outdoor storage; and,
vii. all new development within the Greenfield Employment
area designation shall meet or exceed Provincial standards
for noise and emissions to protect adjacent uses.
10.6 General Industrial Designation
10.6.1 Intent
a) The General Industrial designation shall apply to the existing,
older industrial areas in the Town including areas along the
Industrial Parkway North and South. The General Industrial
designation is intended to ensure the long-term protection and
continued evolution of existing, older industrial areas.
10.6.2 Permitted Uses
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September 27, 2010 62
a) Permitted uses on lands identified as General Industrial on
Schedule ‘A’ include:
i. manufacturing, assembly, fabrication, processing,
warehousing, storage of goods and materials,
transportation, transit and railway related uses, automotive
repair facilities and public garages, utilities and
wholesaling, printing establishments, and limited accessory
office and retail uses which shall not detract from the
character of the industrial area;
ii. business and professional offices and accessory uses shall
also be permitted, with the exception of medical offices;
iii. industrial uses which require outdoor storage and
processing shall be permitted provided the outdoor storage
and display areas are not visible from roadways, park or
residential areas. All outdoor storage of goods, materials
and equipment will be permitted in accordance with zoning
provisions relating to storage, location, buffering, screening
and landscaping requirements;
iv. accessory uses, which are subordinate to and directly
related to the functioning of a permitted use, may be
permitted. Limited accessory retail sales may be permitted
in accordance with zoning provisions; and,
v. limited institutional and recreational uses may be
permitted. Adult entertainment uses may be permitted in
accordance with Section 10.6.3.i of this Official Plan,
implementing zoning and City licensing bylaws.
b) 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.
10.6.3 Development Policies
a) Council shall ensure that appropriate sites are provided for a
range of general industrial uses and their accessory and support
functions and encourage the intensification and redevelopment of
existing sites where appropriate.
b) All new development shall be subject to Site Plan Control.
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September 27, 2010 63
c) Development of a site, including enlargements or replacements of
existing facilities, with an existing executed Site Plan Agreement
shall be subject to Site Plan Control.
d) Enlargements of existing facilities of a site without an executed
Site Plan Agreement that would involve an expansion of the floor
area by more than 15 percent of the existing Gross Floor Area,
shall be subject to Site Plan Control in accordance with the Town
of Aurora Site Plan Control By -law.
e) Permitted uses shall not emit noticeable or noxious noise, dust or
air emissions which negatively impact adjacent land uses. The
uses shall be entirely contained within a building, except for
accessory vehicle parking and limited accessory outdoor storage.
These uses may be situated in proximity to commercial and
residential uses or other designations provided that suitable
buffering measures are undertaken to minimize any undue,
adverse impacts.
f) All new development within the General Industrial designation
shall meet or exceed Provincial standards for noise and emissions
to protect adjacent uses.
g) Accessory uses should be clearly subordinate to and directly
related to the functioning of a permitted use. Some limited
accessory retail and accessory automobile sales may be
considered in association with uses with restrictions on the
location and size of such uses implemented in the zoning by-law.
Generally no more than 20% of the total floor area shall be used
for accessory retail uses.
h) The redevelopment of contaminated lands within the General
Industrial area shall be undertaken in accordance with the
necessary environmental audit requirements of the Ministry of the
Environment.
i) New adult entertainment uses shall be subject to rezoning with
adequate separation from residential areas, institutional and
recreational facilities. Such new uses must be located a minimum
of 800 metres from another adult entertainment use. The Town
should further provide for adult entertainment uses through its
licensing by-laws to ensure adequate separation and minimal
impacts to adjacent uses.
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September 27, 2010 64
10.7 Light Industrial/Service Designation
10.7.1 Intent
a) The Light Industrial/Service designation is intended to
accommodate a broad range of employment opportunities as well
as service commercial uses and retail uses of a quasi-industrial
nature within existing employment areas, including areas along
the Industrial Parkway North and South and in the Aurora East
Employment Areas. In addition, new development within the Light
Industrial/Service designation shall conform with the General
Employment area policies, and all other applicable policies of this
Plan.
10.7.2 Permitted Uses
a) Permitted uses on lands identified as Light Industrial/Service on
Schedule ‘A’ include:
i. office/research uses of all types;
ii. industrial and manufacturing uses;
iii. warehouse facilities, enclosed storage including self-
storage units;
iv. industrial supply and service and contractor sales;
v. micro-industries that support non-noxious uses such as
beverage brewing, wine-making and commercial baking;
vi. automotive and recreational vehicle related us es including:
service and rental, parts sales, gas bars, car washes,
service stations and auto body repair;
vii. service commercial uses;
viii. commercial recreational facilities;
ix. conference uses;
x. public and/or private educational facilities;
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September 27, 2010 65
xi. ancillary/accessory retail functions directly related to the
industrial, manufacturing and/or office uses;
xii. parks and recreation uses;
xiii. public uses and public and private utilities;
xiv. child care facilities; and,
xv. wholesale facilities.
b) 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.
10.7.3 Development Policies
a) Council shall ensure that appropriate sites are provided for a
range of general light industrial uses and their accessory and
support functions and encourage the intensification and
redevelopment of existing sites where appropriate.
b) All new development shall be subject to Site Plan Control.
c) Development of a site, including enlargements or replacements of
existing facilities, with an existing executed Site Plan Agreement
shall be subject to Site Plan Control.
d) Enlargements of existing facilities of a site without an executed
Site Plan Agreement that would involve an expansion of the floor
area by more than 15 percent of the existing Gross Floor Area,
shall be subject to Site Plan Control in accordance with the Town
of Aurora Site Plan Control By -law.
e) Permitted uses shall not emit noticeable or noxious noise, dust or
air emissions which negatively impact adjacent land uses. The
uses shall be entirely contained within a building, except for
accessory vehicle parking and limited accessory outdoor storage.
These uses may be situated in proximity to commercial and
residential uses or other designations provided that suitable
buffering measures are undertaken to minimize any negative
impacts.
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September 27, 2010 66
f) All new development within the Light Industrial/Service
designation shall meet or exceed Provincial standards for noise
and emissions to protect adjacent uses.
g) Accessory uses should be clearly subordinate to and directly
related to the functioning of a permitted use. Some limited
accessory retail and accessory automobile sales may be
considered in association with permitted uses with restrictions on
the location and size of such uses implemented in the zoning by-
law. Generally no more than 20% of the total floor area shall be
used for accessory retail uses.
h) The redevelopment of contaminated lands within the Light
Industrial/Service area shall be undertaken in accordance with the
necessary environmental audit requirements of the Ministry of the
Environment.
10.8 Major Institutional Designati on
10.8.1 Intent
a) Lands designated 'Major Institutional' on Schedule ‘A’ include
public and private schools, Municipal Community Services and
homes for the aged. It is the intent of this designation to
protection the function of those existing uses and to facilitate the
development of other major institutional uses to support the local
community and strengthen the role of the Town as a regional
service provider.
b) It is the intention of Council to ensure that lands designated 'Major
Institutional' are developed on the basis of a Town-approved
Comprehensive Development Plan. In addition, all development
within the 'Major Institutional' designation shall conform with the
‘Design Policies for Employment Lands’, and any other applicable
policies of this Plan.
c) The minimum density target for ‘Major Institutional' designations
within the designated greenfield area is 50 jobs per gross hectare.
It is recognized that the achievement of this density target will be
contingent upon the availability of appropriate municipal
infrastructure, the overall success of the Town in attracting new
major institutions, and the type of major institutional opportunity
that is eventually provided.
10.8.2 Permitted Uses
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September 27, 2010 67
a) Permitted uses on lands identified as ‘Major Institutional’ on
Schedule ‘A’ include:
i. facilities related to federal, provincial or municipal
government service delivery and administration;
ii. places of worship;
iii. public and private educational facilities;
iv. adult care facilities, such as nursing homes, long-term care
facilities, retirement homes, continuum of care
developments and independent living units for seniors,
developed in conjunction with the on-site provision of
retirement related services, facilities and amenities;
v. housing for students and/or staff of any institutional use;
vi. parks and recreation facilities; and,
vii. public uses and public and private utilities.
b) Retail and service commercial uses that are ancillary or accessory
to and specifically serve the primary institutional use, may also be
permitted, subject to a review of their suitability by Council and a
limitation on their scale in the context of the required
Comprehensive Development Plan.
c) 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.
10.8.3 Development Policies
a) All new development shall be subject to Site Plan Control.
b) Development of a site, including enlargements or replacements of
existing facilities, with an existing executed Site Plan Agreement
shall be subject to Site Plan Control.
c) Enlargements of existing facilities of a site without an executed
Site Plan Agreement that would involve an expansion of the floor
area by more than 15 percent of the existing Gross Floor Area,
shall be subject to Site Plan Control in accordance with the Town
of Aurora Site Plan Control By -law.
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September 27, 2010 68
d) New development within the 'Major Institutional' designation may
be required to proceed through the preparation of a
Comprehensive Development Plan. Where required by Council,
the Comprehensive Development Plan may include the following
components:
i. a detailed road, block and land use plan that identifies the
conceptual layout of the area;
ii. a comprehensive streetscape, open space and trails plan
that identifies the function, design and treatment of all the
road types/trails and the location of all public sidewalks.
This component of the Comprehensive Development Plan
will also include a detailed layout and description of the
proposed parks, trails, parkettes and storm water
management facilities, including preliminary design
schemes for each;
iii. urban design and architectural control guidelines;
iv. an Environmental Impact Study; and,
v. any other study considered appropriate by Council to
ensure that the requirements for a complete application
have been met.
e) Council may place a holding provision on any or all of the lands
pending the completion of the Comprehensive Development Plan.
10.9 Commercial Areas
10.9.1 General Policies for Commercial Areas
a) Commercial designations and the permitted uses within those
designations are considered non-employment uses under the
Growth Plan for the Greater Golden Horseshoe. Notwithstanding
that, the Town’s retail commercial hierarchy is an important
component of the Town’s Employment Land structure.
b) The minimum density target for Commercial designations within
the designated greenfield area is at least 50 jobs per gross
hectare. It is recognized that the achievement of this density
target will be contingent upon the availability of appropriate
municipal infrastructure, the overall success of the Town in
The Town of Aurora Official Plan
September 27, 2010 69
attracting new commercial investment, and the type of commercial
development that is eventually provided.
cb) Locate commercial centres at strategic intersections appropriate
to the function of the centre and where there is adequate
transportation infrastructure to service the centre.
cd) Take advantage of unique geographic, social and development
conjunctures to meet the goals and objectives of this Plan through
site specific policies.
e) Drive-thru facilities shall be carefully designed and sited in
accordance with Town guidelines and shall be permitted in
accordance with implementing zoning and be subject to Site Plan
approval.
fd) Existing motor vehicle service commercial uses including gas bars
and service stations, car washes and establishments for repairs
shall be permitted to continue in all commercially designated
areas. New uses shall be directed to Service Commercial Areas.
ge) Where any commercial use is permitted adjacent to residential
uses or as part of a mixed-use development, consideration shall
be given to the nature of the commercial use to ensure minimal
impacts. Appropriate uses and provisions shall be provided in the
implementing zoning by -law in such instances to ensure
compatibility and minimize impacts.
10.9.2 Objectives
a) Ensure the economic and functional viability and appropriate
design of commercial centres in accordance with Section 3.0.
Council may require proponents of commercial development to
undertake supporting studies such as transportation, market,
social, environmental or design studies.
b) Enhance the accessibility, diversity, uniqueness and the sense of
vitality, safety and community of commercial centres.
c) Ensure that expansions to Commercial designations do not create
an undue, adverse impact on the vitality, viability and planned
function of the Aurora Promenade.
d) Ensure that the location and design of a regional commercial
facility strengthens Aurora's economy and sense of community.
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e) Ensure that all commercial developments:
i. are designed to function as effective pedestrian-oriented
centres through the coordinated design of pedestrian,
transit, cycling and vehicular access and parking
components;
ii. meet the highest standards of conceptual building design,
siting, massing and public access and off street loading;
iii. do not encroach or negatively impact adjacent
neighbourhoods and are adequately separated from
residential areas;
iv. are subject to site plan approval; and,
v. are developed in accordance with the Urban Design
policies of this Plan.
ef) Ensure that Commercial Centres provide evidence of adequate
sanitary and storm sewer, water and transportation capacity and
comply with all relevant policies of this Plan.
10.10 Regional Commercial Centre Designation
10.10.1 Intent
a) The intent of the Regional Commercial Centre designation is
concentrate significant groupings of regional-serving retail and
service commercial uses, including large format retail uses, along
the north side of Wellington Street East, between Highway 404
and Leslie Street as shown on Schedule 'C'.
10.10.2 Permitted Uses
a) Permitted Uses within the Regional Commercial Centre
designation shall include:
i. a department store as an anchor along with a full range of
complementary retail and service commercial uses;
ii. recreational uses;
iii. cultural and entertainment uses;
iv. office uses;
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September 27, 2010 71
v. institutional uses; and,
vi. hospitality service uses.
b) Commercial uses are anticipated to include a mix of large-
floorplate, mid-size and smaller operators.
c) 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.
10.10.3 Policies
a) The Regional Commercial Centre designation policies should be
read in conjunction with the general policies for all Commercial
Areas.
b) There shall be a minimum of two (2) primary (large-floorplate)
retail operators having a minimum commercial floor area of 9,300
sq. m. and 7,000 sq. m. respectively; and,
i. the maximum aggregate commercial floor area for the
Regional Commercial Centre component shall be
approximately 50,200 sq. m.
c) Development of regional-serving retail commercial uses shall
occur on a phased basis. Appropriate phasing details shall be
established on a site-specific basis through implementing zoning
provisions.
d) The primary uses shall be regional-serving in nature. The number
and size of smaller retail uses (under 370 square metres) shall be
controlled through the implementing site specific zoning by-law. It
is not the intent of this Plan that the uses replicate or impair the
planned functions of other existing commercial areas within the
Town. In this regard certain uses such as liquor stores and beer
stores are not permitted uses at this time in order to encourage
these uses continue to provide anchor functions within the Yonge
Street retail area. A beer store or liquor store may be established
without an amendment to this Plan, if it is additional to any beer
store or liquor store that exists in the Yonge Street retail area or if
such use no longer exists in the Yonge Street retail area. Any
The Town of Aurora Official Plan
September 27, 2010 72
proposal to permit a beer store or a liquor store may be
considered through an application to the Committee of
Adjustment.
e) The development of the subject lands shall be consistent with the
Wellington Street East Corridor (Area 2B) Urban Design
Guidelines prepared by Brook McIlroy Inc. dated November 2002
and more specifically with the Aurora Gateway Business Park
Urban Design Guidelines prepared by Turner Fleischer Architects
Inc. dated May 2, 2005. The development of the lands shall be
subject to a site plan agreement that shall be reviewed in
accordance with the Urban Design Guidelines to ensure pre-
eminent site, building and landscape design. The master plan
included within the Urban Design Guidelines is conceptual and
may be revised during the site plan process provided such
revisions are in accordance with the objectives of the Guidelines.
f) The development of the site as implemented through a site plan
agreement shall promote efficient on-site circulation to provide
convenient pedestrian and vehicular access to parking areas,
loading spaces, building entrances, adjacent streets, and future
transit routes, having specific regard for the business park/office
component.
10.11 Community Commercial Centre Designation
10.11.1 Intent
a) Community Commercial Centres are intended to provide for a full
range of retail and service commercial uses to serve the wider
residential community.
10.11.2 Permitted Uses
a) Permitted use in the Community Commercial Centre designation
shall include full range of retail and service commercial uses
including:
i. food stores;
ii. retail stores;
iii. personal service shops;
iv. drug stores and pharmacies;
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September 27, 2010 73
v. offices;
vi. hotels;
vii. places of entertainment;
viii studios;
ix. recreational and health establishments;
x. places of religious assembly;
xi. public or institutional uses; and,
xii. service stations.
b) Residential uses above or to the rear of commercial uses shall be
permitted in accordance with Section 10.10.3 of this Plan.
10.11.3 Policies
a) The Community Commercial Centre designation policies should
be read in accordance with the general policies for all Commercial
Areas.
b) Where there is conflict between the policies of the Community
Commercial Centre designation and the Aurora Promenade
policies in Chapter 11 of this Official Plan, the Aurora Promenade
policies in Chapter 11 shall prevail.
c) Community Commercial Centres shall provide for a full range of
retail and service commercial uses, containing large single users
or clusters of smaller users or a combination of both for up to
150,000 square feet.
d) The Community Commercial centres should include a food store
component as part of the centre.
e) The location of community commercial centres shall be at major
transportation and transit routes. They shall be focused at nodes
and centres which provide a broad range of goods and services
and include specialized areas such as the Historic Core, and sub-
regional centres such as Bayview and Wellington.
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September 27, 2010 74
f) Community Commercial Centres should be easily accessible to
the population in the community to be served and provide
convenient pedestrian, cycling and transit access.
g) The Community Commercial Centres should be at central
locations accessible by arterial roads or at or near major
intersections.
h) Community Commercial Centres should consist of a grouping of
retail and service commercial functions occupying a single site or
consist of the integration of a number of smaller sites which share
common features including access, landscaping, parking and
signage.
i) To strengthen the economic viability of Community Commercial
Centres:
i. Where a major expansion to an existing community
commercial centre or the creation of a new centre is
proposed, a market feasibility and impact study shall be
required to ensure that there are no negative significant
impacts to the planned function of other commercial
centres; and,
ii. Planning, transportation, design or other impact studies
shall be required where the scale or context of the
development warrants supporting studies.
j) In considering the development and redevelopment of Community
Commercial Centres Council shall:
i. encourage infill and intensification including the potential
for mixed use with residential above the first storey of retail
or to the rear, as well as the consolidation of existing
centres;
ii. encourage the co-ordination of pedestrian and vehicular
access, parking, setbacks, landscaping, lighting and
signage with redevelopment of centres;
iii. ensure high urban design, building and maintenance
standards;
The Town of Aurora Official Plan
September 27, 2010 75
iv. ensure high standards of construction and maintenance of
public components such as sidewalks, roadways,
landscaped median strips and public street furniture and
signage; and,
v. Consider reduced parking requirements for residential
units above or at the rear of commercial uses and/or a
cash-in-lieu contribution for parking where conditions such
as alternative parking and transit service warrant.
k) Development Agreements for sites within Community Commercial
Centres shall establish comprehensive design schemes that
implement:
i. a height limitation of 5 storeys, including bonusing;
ii. co-ordinated design of the development within the context
of the Centre including:
• setbacks from the street;
• facade treatment;
• signage;
• street furniture;
• lighting;,
• landscaping and,
• off-street parking and loading, and pedestrian, cycling,
transit and vehicular access.
iii. minimum display window space along front facades;
iv. burying overhead wiring, where feasible;
v. continuous and convenient pedestrian access throughout
the centre, including protection from inclement weather
with canopies or arcades at entrances and along storefront
facades;
vi. special importance of high urban design standards at
arterial intersections from which automotive service
stations shall be excluded;
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September 27, 2010 76
vii. residential and office uses above or at the rear of the first
floor which are compatibly designed and subject to site
specific zoning;
viii. screening from roads and from residential uses, of
unsightly site elements such as loading, parking, refuse
storage areas, transformers and roof mechanical
equipment or gaps in development,;
ix. provision of a landscaped buffer such as grass strips, trees
or shrubs and or decorative screens, walls or fences, along
arterial and collector road frontages and between adjacent
residential uses.
l) Mixed use developments which permit a substantial residential
component shall be implemented through specific zoning by-laws
and site plan agreements. Such by-laws and agreements shall
prevent conflict between the different uses within and adjacent to
the site by requiring:
i. compliance with maximum heights and densities of the
designated use;
ii. appropriate location of the uses within buildings;
iii. appropriate location of mixed use projects within the
community, to ensure that such projects enhance the
amenity, visual and functional aspects of the area they
serve;
iv. safe pedestrian, cycling, vehicular and public transit
access and parking;
v. screening of noise, visual, odour or other nuisances in
accordance with Sections 4.2.xi and 5.7 of this Plan;
vi. appropriate setbacks;
vii. interior and exterior amenity spaces;
viii. adequate transportation, water, sewer and other utility
capacity;
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September 27, 2010 77
ix. adequate park, community and neighbourhood facilities;
and,
x. compliance with Housing policies of this Plan.
m) Notwithstanding the policies of this Plan to the contrary, lands
located on the Oak Ridges Moraine shall be subject to the
relevant policies of the Oak Ridges Moraine Conservation Plan
and Act, and the applicable policies of Section 3.13 of this Plan.
10.1112 Service Commercial Area Designation
10.1112.1 Intent
a) The intent of the Service Commercial Areas designation is to
serve as a corridor designation recognizing existing service
commercial uses along the Town’s major corridors. Service
Commercial Areas shall be defined as existing service commercial
corridors and those areas which service the employment areas.
Such areas shall also be designed to serve the traveling public.
b) Several of the existing service commercial uses have been
developed in a linear fashion with very little consideration for
integration of uses, access and common features. Many of the
areas provide a transition into residential neighbourhoods and as
such any redevelopment shall be carefully considered with respect
to compatibility and impact.
10.1112.2 Permitted Uses
a) Permitted use in the Service Commercial Areas shall include:
i. service commercial uses;
ii. hotels;
iii. restaurants, including drive-thrus;
iv. automotive sales, repair shops and service stations;
v. offices;
vi. garden supply centres;
vii. public and institutional uses;
The Town of Aurora Official Plan
September 27, 2010 78
viii. recreational uses; and,
ix. commercial schools.
b) 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.
10.1112.3 Policies
a) The Service Commerical Area designation policies should be read
in conjunction with the general policies for all Commercial Areas.
b) Where there is c onflict between the policies of the Service
Commercial Area designation and the Aurora Promenade policies
in Chapter 11 of this Official Plan, the Aurora Promenade policies
in Chapter 11 shall prevail.
bc) Service Commercial Areas shall be located along arterial roads.
cd) Any redevelopment of the Service Commercial Areas shall be
carefully considered with respect to design and compatibility with
surrounding residential areas.
de) Redevelopment of the Service Commercial Areas shall ensure
adequate separation and buffering to adjacent residential areas.
ef) Restrictions shall be placed on outdoor storage with the
redevelopment of the Service Commercial Areas.
fg) Council will require site plan approval for service commercial
areas which shall:
i. Display a high standard of design of buildings, their
massing, siting, exterior access and public areas;
ii. Display a high standard of design and incorporate an
appropriate separation from residential areas;
iii. Have strictly controlled the number of vehicular access
points onto Regional and Municipal collector streets;
iv. Have uniform setbacks to the street;
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September 27, 2010 79
v. Demonstrate coordinated design of signage, street
furniture, lighting and landscaping;
vi. Provide appropriate lighting adjacent to residential areas;
vii. Provide convenient, attractive and safe pedestrian and
transit access;
viii. Provide display areas where such centres orient to
pedestrian routes;
ix. Provide appropriate locations for loading facilities to
ensure minimal impact to surrounding residential uses;
and,
x. Strictly control the nature and extent of outdoor storage,
and, where permitted, require appropriate screening from
all streets and residential uses.
10.12 13 Convenience Commercial Centre Designation
10.1213.1 Intent
a) The intent of the Convenience Commercial Centre designation is
to recognize existing convenience and neighbourhood plazas.
10.1213.2 Permitted Uses
a) Permitted uses in the Convenience Commercial Centres shall
include retail and service commercial uses including:
i. convenience stores;
ii. food stores;
iii. variety stores;
iv. financial institutions;
v. restaurants;
vi. personal service shops; and,
vii. child care centres.
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September 27, 2010 80
b) 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.
10.1213.3 Policies
a) The Convenience Commercial Centre designation policies should
be read in accordance with the general policies for all Commercial
Areas.
b) The planned size and function of such centres should be designed
to serve the trade area of the surrounding residential
neighbourhood.
c) Convenience Commercial Centres shall generally be defined as
small commercial plazas located in or near residential
neighbourhoods, ranging in size from 450 to 1,900 square metres.
d) To ensure that Convenience Commercial Centres are
appropriately located and blend harmoniously into surrounding
neighbourhoods, they shall:
i. locate:
• within walking distance of the neighbourhood they
serve,
• at a corner location,
• at or near collector or arterial intersections, or at
gateways to neighbourhoods,
• near other proposed or existing neighbourhood
services;
ii. be designed as centres or nodes with coordinated design
and safe, pedestrian, cycling and vehicle access and
parking;
iii. link, where possible, to the Aurora Trail Network;
iv. serve a radius within reasonable walking distance of
approximately 1 kilometre and avoid overlapping the
service areas of other Convenience Commercial Centres;
and,
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September 27, 2010 81
v. not exceed 1,800 square metres of floor area. This is to
minimize any adverse impact on the adjacent
neighbourhood and to protect the economic viability of
community and regional commercial centres. Existing
centres of more than 1,800 square metres of floor area
shall be permitted.
e) Convenience Commercial Centres shall be incorporated in
secondary plans, and plans of subdivision and shall be subject to
site plan agreements. Such agreements shall ensure:
i. screening of loading, parking and waste containers from
adjacent residential uses, as specified by municipal
regulations;
ii. conceptual design of buildings, layout, massing, public
vehicular, pedestrian and cycling access which consider
the safety of employees, residents and customers; and,
iii. high standards of maintenance of buildings, landscaping,
parking and access areas.
f) In determining the maximum height of buildings to be permitted in
Convenience Commercial Centres Council shall have regard for:
i. the height of adjoining buildings either existing or
proposed;
ii. the degree to which the site lends itself to physical
separation from adjoining buildings or properties; and,
iii. secondary plans which may further determine the building
height of Convenience Commercial Centres based on
overall analysis of the site and its surroundings.
g) Council shall encourage residential units over Convenience
Commercial Centres, while complying with the provisions listed in
policy 3.2. f of this Plan.
h) Notwithstanding the policies of this Plan to the contrary, lands
located on the Oak Ridges Moraine shall be subject to the
relevant policies of the Oak Ridges Moraine Conservation Plan
and Act, and the applicable policies of this Plan.
The Town of Aurora Official Plan
September 27, 2010 82
11.0 AURORA PROMENADE
Downtown Aurora has been incorporated into a broader Secondary Plan
area defined as The Aurora Promenade, as identified on Schedule ‘B1’ to
this Plan. The Aurora Promenade represents both the foundation of
Aurora’s rich and proud history, as well as the definition of its potential
future. Centred on the historic heart at the intersection of the Town’s two
main streets, this area extends out to encompass a significant and unique
part of this community that in many ways represents its very essence.
It is expected that The Aurora Promenade will build on its assets to
evolve into a vibrant place to live, shop, work, and play. It will be inviting
to stroll or pause along its entire length, encouraging people to
experience it on foot or bicycle. The Aurora Promenade is the place the
people of Aurora should want to call their ‘downtown’, ‘main street’ or
‘heart.’ This is where the community meets, interacts, celebrates, shops,
and entertains. This is where guests are taken because it showcases the
best that the Town has to offer and where visitors will want to come to
experience sophisticated culture, in a small town setting.
Where any policies contained within this section conflict with other
sections of the Official Plan, in respect to the Aurora Promenade Area,
those in this section shall prevail
11.1 Objectives
a) The following are the objectives that should guide all decision
making, leading to the long-term success of The Aurora
Promenade:
i. Distinct Heritage and Culture – This Plan builds on the
distinct heritage and culture of the Aurora Promenade. It
defines the heritage resources and provides guidance on
methods to conserve, protect and reinforce the
neighbourhoods, streetscapes and significant buildings;
ii. Vibrant Places – This Plan creates a highly mixed-use
urban environment with the necessary infrastructure and
critical mass to ensure the emergence of a distinctly
vibrant, creative and exciting economic, cultural and social
milieu - one that is supportive of arts, culture and diversity
and that encourages pedestrian activity, economic
development and a dynamic urban environment;
iii. Beautiful Spaces – This Plan promotes an Aurora
Promenade designed with beautiful civic spaces and
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September 27, 2010 83
parks, great streets and inspiring architecture intended to
generate civic pride, create economic value and create a
memorable impression for visitors;
iv. Lifelong and Complete Community - A key pillar of this
Plan is to promote a truly mixed residential community that
houses people of different ages, backgrounds, lifestyles
and economic status within the Aurora Promenade. A
broad range of housing types and tenures, including
affordable rental and ownership housing, will be
encouraged to promote socioeconomic equality and a
better living environment for all;
v. Livable and Stable Neighbourhoods – This Plan ensures
balanced growth and development, and the protection and
stability of the established stable neighbourhoods within
the Aurora Promenade. This Plan defines and affirms the
character of the adjacent stable neighbourhoods and sets
out a framework to ensure their protection;
vi. Balanced Modes of Movement – This Plan
accommodates a broad range of choices for travel – all of
which are convenient and safe. Yonge and Wellington
Streets will accommodate transit, cyclists, pedestrians, as
well as cars.
vii. Great Design and Architecture – This Plan is focused on
ensuring a vibrant, inviting and appealing environment that
will attract residents and new businesses, enhance the
vitality of retail uses, encourage walking and resonate with
visitors. To achieve this, new development must “fit” in and
enhance the character, quality and appeal of The Aurora
Promenade; and,
viii. Towards a Sustainable Town - This Plan promotes a
sustainable Aurora Promenade that respects its historic
culture and character and embraces diverse cultural
development and renewal in harmony with sound
environmental management and business development
activity.
11.2 General Policies
a) The policies of this Section of this Plan provide a framework for
shaping the future role, function and character of The Aurora
Promenade and are based on The Aurora Promenade - Concept
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September 27, 2010 84
Plan - Urban Design Strategy (a separate document). The policies
of this Section of this Plan are to be read in concert with the other
Sections of this Plan, The Aurora Promenade Concept Plan –
Urban Design Strategy Report, and the following three Schedules:
i. Schedule ‘B1’ The Aurora Promenade Land Use Plan –
The Land Use Plan shows the boundaries of the precinct
designations, described in Section 5 of this document, as
well as significant open spaces;
ii. Schedule ‘B2’ The Aurora Promenade Height Plan – The
Height Plan shows proposed maximum building heights,
as well as pot ential links and service lanes and lands
subject to angular planes; and,
iii. Schedule ‘B3’ The Aurora Promenade Public Realm Plan –
The Public Realm Plan identifies key road/streetscape
improvements and the locations for the Primary and
Secondary GatewayEntryways.
b) The Aurora Promenade has significant potential to accommodate
new development, both new jobs and new residential units, over
the time horizon of this Plan – to the year 2031. Notwithstanding
this potential, growth within The Aurora Promenade will be limited
as follows:
i. New residential growth shall be capped at 2,930 new
residents to the year 2031; and,
ii. It is a policy of this Plan to ensure that existing
employment levels are maintained through the
redevelopment process to the year 2031.
c) The Town shall monitor new development within The Aurora
Promenade to ensure that this policy remains valid in the long-
term. This policy may be adjusted from time to time, either
through an Official Plan Review, or Official Plan Amendment
process.
11.3 Downtown Area Designation
a) The Downtown Area is the core and symbolic centre of the Town
of Aurora. The purpose of the Downtown Area designation is to
guide development, while protecting and reinforcing a heritage
‘main street’ character and identity. Careful regulation of land uses
and control over the scale and placement of infill structures is
The Town of Aurora Official Plan
September 27, 2010 85
required in order to enhance the pedestrian experience. Retail,
entertainment and cultural venues are encouraged, as well as the
introduction of more residential uses.
11.3.1 Land Use Policies
a) Buildings and sites should accommodate an array of compatible
development. A mixture of uses is encouraged not just within the
designation in general, but also on individual development sites,
and within individual buildings. High activity uses that animate the
streetscape, like retail and restaurants, are encouraged at-grade,
with uses such as offices and residential uses on second floors
and above.
b) It is important to be flexible in permitting all of the land uses that
are typical of a vibrant downtown, while, at the same time, being
equally restrictive on those uses considered to be inappropriate in
an evolving urban setting. Permitted uses on lands identified as
Downtown Area on Schedule ‘B1’ include:
i. Dwelling units located on the second storey, and/or above,
of all building types;
ii. Commercial uses including financial institutions, offices,
retail stores, restaurants, personal services and funeral
parlours;
iii. Tourist accommodations (e.g., Hotels, Bed and
Breakfasts);
iv. Small-scale institutional uses;
v. Cultural, recreational and entertainment uses;
vi. A variety of parks and Urban Squares; and,
vii. Public uses and public and private utilities.
c) The following land uses are prohibited within the Downtown Area
designation:
i. Drive-thru facilities of any kind;
ii. Stand-alone retail facilities and/or individual stand-alone
retail stores;
The Town of Aurora Official Plan
September 27, 2010 86
iii. Any retail store with a Gross Floor Area in excess of 2,400
square metres;
iv. Any retail store with a frontage width that exceeds 15.0
metres;
v. Automotive-oriented uses of any kind including, but not
limited to sales, service, gas stations;
vi. New single detached dwellings, semi-detached dwellings,
multiple-unit buildings and townhouses; and,
vii. Residential uses at-grade and/or below grade.
d) Notwithstanding the prohibition of residential uses at-grade and/or
below grade, a limited number of ancillary at-grade and/or below
grade residential units may be permitted at the rear of a site,
provided the intent of the applicable policies of this Plan and the
Aurora Promenade Concept Plan – Urban Design Strategy are
achieved.
de) The provision of community services, restaurants, cafes, stores
and display windows at-grade provides visual interest, encourages
active transportation, promotes retail continuity and viability and
contributes to a safer, more vibrant pedestrian environment:
i. Buildings shall be designed in a manner that contributes to
street level vibrancy and shall provide an active use at-
grade in order to promote pedestrian activity; and,
ii. At-grade uses will change over time to adapt to a variety of
community needs. As a result, the floor-to-ceiling height of
ground floors for all buildings should be between 3.5 and
4.5 metres in height to to allow a range of typically
permitted uses.
ef) The implementing Zoning By-law may further refine the list of
permitted and/or prohibited land uses within the Downtown Area
designation.
11.3.2 Development Policies
a) The following policies apply to height within the Downtown Area
designation:
The Town of Aurora Official Plan
September 27, 2010 87
i. The minimum and maximum building height shall be
subject to the heights indicated on Schedule ‘B2’; and,
ii. Where the maximum building height is 5 storeys or 1618.5
metres, whichever is less, these lands are subject to a
front yard step-back at the third storey and the angular
plane provisions of this Plan.
b) Exceptions to the restrictions identified above may be allowed for
key corner and terminus sites, subject to consistency with The
Aurora Promenade - Concept Plan - Urban Design Strategy.
cb) The maximum lot coverage by a building or buildings on a lot shall
be 90 percent. The minimum lot coverage by a building or
buildings on a lot shall be 50 percent.
dc) The maximum lot coverage by a non-municipal surface parking lot
shall be 25 percent. There is no minimum lot coverage for surface
parking lots.
ed) Parking lots/facilities shall only be permitted within the rear yard
and/or below grade.
fe) When locating a building on a lot, the following policies shall
apply:
i. On lots with less than 40.0 metres of frontage, the Build-
Within Zone is located between 0.0 and 1.0 metres from
the front and/or exterior side lot line. A minimum of 80
percent of the main front wall, and a minimum of 60
percent of the exterior sidewall of the proposed building
shall be located within the Build-Within Zone;
ii. On lots with 40.0 metres or greater frontage, the Build-
Within Zone is located between 1.0 and 3.0 metres from
the front and/or exterior side lot line. A minimum of 80
percent of the main front wall, and a minimum of 60
percent of the exterior sidewall of the proposed building
shall be located within the Build-Within Zone;
iii. Interior side yard setbacks shall not be permitted, except
on lots with over 40.0 metres or greater frontage, where a
minimum side setback of 0.0 metres and a maximum
setback of 3.0 metres is allowed; and,
The Town of Aurora Official Plan
September 27, 2010 88
iv. The minimum required rear yard setback shall be 7.5
metres to facilitate a potential rear lane emergency access
and/or an appropriate interface with abutting development.
gf) In the design of development that includes a cultural heritage
resource, the Town shall encourage the compatible use of the
significant cultural heritage buildings, while not adversely affecting
the character of the building or surrounding area. Significant
cultural heritage resources, including buildings and associated
landscapes shall be developed in conformity with the Heritage
Policies of this Plan.
hg) Within the Downtown Area designation, the original, distinctive
qualities and character of a historic building stock, such as
bulkhead details, piers, windows, transoms, entrances, cornices
and various façade accessories shall be preserved. The removal
or alteration of any historical materials or distinctive features shall
be avoided. In instances where removal is required due to
damage or deterioration, the materials shall be replaced with the
same material or with materials that are compatible and/or
complementary to the original design.
ih) All new development within the Downtown Area designation are
subject to consistency with Design Guidelines contained within
The Aurora Promenade - Concept Plan - Urban Design Strategy,
including the following design policies:
i. Treat distinctive stylistic features or examples of skilled
craftsmanship with sensitivity;
ii. Repair or replace missing architectural features with an
accurate duplication of features, substantiated by historic,
physical or pictorial evidence, rather than on conjectural
design or the availability of different architectural elements
for other buildings or structures; and,
iii. Respect changes to a historic building or resource which
may have taken place over the course of time and may
have acquired significance in their own right. The valid
contributions of all periods to a historic building or resource
should be respected.
iv. Respect and enhance horizontal alignments of
neighbouring buildings;
The Town of Aurora Official Plan
September 27, 2010 89
v. Have decorative details and façade articulation that
respects or is c onsistent with horizontal architectural
elements of neighbouring buildings with historic features;
vi. Have sign bands, storefront windows, canopies and
awnings that respect building scale and complement
existing signage examples on neighbouring buildings; and,
xvii. Where feasible, require significant vertical elements to
maintain the traditional vertical pattern of building façade
design for development and/or redevelopment sites that
exceed 15.0 metre frontages.
ji) All development within the Downtown Area designation shall be
compatible with development on adjacent properties.
11.4 Upper Downtown Area Designation
a) The Upper Downtown Area is contiguous with and integral to the
historic Downtown area. The purpose of the Upper Downtown
Area designation is to guide development, while extending and
reinforcing the heritage ‘main street’ character and identity
associated with the Downtown Area designation to the south of
Wellington Street. Careful regulation of land uses and control over
the scale and character of new structures is required in order to
enhance the pedestrian experience. Retail, entertainment and
cultural venues are encouraged, as well as the introduction of
more residential uses.
11.4.1 Land Use Policies
a) Buildings and sites should accommodate an array of compatible
development. A mixture of uses is encouraged not just within the
designation in general, but also on individual development sites,
and within individual buildings. High activity uses that animate the
streetscape, like retail and restaurants, are encouraged at-grade,
with uses such as offices and residential uses on second floors
and above.
b) It is important to be flexible in permitting all of the land uses that
are typical of a vibrant downtown, while, at the same time, being
equally restrictive on those uses considered to be inappropriate in
an evolving urban setting. Permitted uses on lands identified as
Upper Downtown Area on Schedule ‘B1’ include:
The Town of Aurora Official Plan
September 27, 2010 90
i. Dwelling units located on the second storey, and/or above,
of all building types;
ii. Commercial uses including financial institutions, offices,
retail stores, restaurants, personal services and funeral
parlours;
iii. Tourist accommodations (e.g., Hotels, Tourist Information
Centre);
iv. Small-scale institutional uses;
v. Cultural, recreational and entertainment uses;
vi. A variety of parks and Urban Squares; and,
vii. Public uses and public and private utilities.
c) The following land uses are prohibited within the Upper Downtown
Area designation:
i. Drive-thru facilities of any kind;
ii. Stand-alone retail facilities and/or individual stand-alone
retail stores;
iii. Any retail store with a Gross Floor Area in excess of 2,400
square metres, unless located above grade;
iv. Any retail store with a frontage width that exceeds 15.0
metres, unless located above grade;
v. Automotive-oriented uses of any kind including, but not
limited to sales, service, gas stations;
vi. New single detached dwellings, semi-detached dwellings,
multiple-unit buildings and townhouses; and,
vii. Residential uses at-grade and/or below grade.
d) Notwithstanding the prohibition of residential uses at-grade and/or
below grade, a limited number of ancillary at-grade and/or below
grade residential units may be permitted at the rear of a site,
provided the intent of the applicable policies of this Plan and the
Aurora Promenade Concept Plan – Urban Design Strategy are
achieved.
The Town of Aurora Official Plan
September 27, 2010 91
de) The provision of community services, restaurants, cafes, stores
and display windows at-grade provides visual interest, encourages
active transportation, promotes retail continuity and viability and
contributes to a safer, more vibrant pedestrian environment:
i. Buildings shall be designed in a manner that contributes to
street level vibrancy and shall provide an active use at-
grade in order to promote pedestrian activity; and,
ii. At-grade uses will change over time to adapt to a variety of
community needs. As a result, the floor-to-ceiling height of
ground floors for all buildings should generally be sufficient
to adapt to all typically permitted uses.
ef) The implementing Zoning By-law may further refine the list of
permitted and/or prohibited land uses within the Upper Downtown
Area designation.
11.4.2 Development Policies
a) The following policies apply to height within the Upper Downtown
Area designation:
i. The minimum and maximum building height shall be
subject to the heights indicated on Schedule ‘B2’; and,
ii. Buildings taller than three storeys or 10.5 metres, are
subject to a front yard step-back at the third storey and the
angular plane provisions of this Plan.
iii. The maximum height of new development may be
increased by up to 1 storey, to a maximum of 6 storeys or
19.522 metres, whichever is less, through a Height Bonus,
and subject to the Height and Density Bonus provisions of
this Plan. In addition, in order to achieve the Height Bonus,
the following additional requirements must be met:
• the property in question must have a minimum frontage
of 40.0 metres;
• the development proposal must meet massing
performance standards, including any angular planes
and stepback provisions that apply;
The Town of Aurora Official Plan
September 27, 2010 92
• the development must provide a public benefit which
may include, but is not limited to, heritage protection,
public amenity space, public art, affordable housing,
affordable artist space, and streetscape improvements;
and,
• the development proposal must be consistent with The
Aurora Promenade - Concept Plan - Urban Design
Strategy.
b) Exceptions to the restrictions identified above may be allowed for
key corner and terminus sites, subject to consistency with The
Aurora Promenade - Concept Plan - Urban Design Strategy.
cb) The maximum lot coverage by a building or buildings on a lot shall
be 90 percent. The minimum lot coverage by a building or
buildings on a lot shall be 50 percent.
dc) The maximum lot coverage by a non-municipal surface parking lot
shall be 25 percent. There is no minimum lot coverage for surface
parking lots.
ed) Parking lots/facilities shall only be permitted within the rear yard
and/or below grade.
fe) When locating a building on a lot, the following policies shall
apply:
i. On lots with less than 40.0 metres of frontage, the Build-
Within Zone is located between 0.0 and 1.0 metres from
the front and/or exterior side lot line. A minimum of 80
percent of the main front wall, and a minimum of 60
percent of the exterior sidewall of the proposed building
shall be located within the Build-Within Zone;
ii. On lots with 40.0 metres or greater frontage, the Build-
Within Zone is locat ed between 1.0 and 3.0 metres from
the front and/or exterior side lot line. A minimum of 80
percent of the main front wall, and a minimum of 60
percent of the exterior sidewall of the proposed building
shall be located within the Build-Within Zone;
iii. Interior side yard setbacks shall not be permitted, except
on lots with over 40.0 metres or greater frontage, where a
minimum side setback of 0.0 metres and a maximum
setback of 3.0 metres is allowed; and,
The Town of Aurora Official Plan
September 27, 2010 93
iv. The minimum required rear yard setback shall be 7.5
metres to facilitate a potential rear lane emergency access
and/or an appropriate interface with abutting development.
gf) In the design of development that includes a cultural heritage
resource, the Town shall encourage the compatible use of the
significant cultural heritage buildings, while not adversely affecting
the character of the building or surrounding area. Significant
cultural heritage resources, including buildings and associated
landscapes shall be developed in conformity with the Heritage
Policies of this Plan.
hg) All development within the Upper Downtown Area designation
shall be compatible with development on adjacent properties
i)h) All development within the Upper Downtown Area designation
shall be consistent with The Aurora Promenade - Concept Plan - Urban
Design Strategy, and the other applicable policies of this Plan.
11.5 Downtown Shoulder Area Designation
a) The Downtown Shoulder Area is predominantly residential in
character, although some of the homes have been converted to a
mix of uses, including retail and offices. The purpose of the
Downtown Shoulder Area designation is to protect and reinforce
the Area’s heritage ‘residential’ character and identity. There is
potential for infill development, so long as it is sensitive to heritage
resources and adjacent neighbourhoods. Careful regulation of
land uses and control over the scale and placement of infill
structures is required in order to enhance the pedestrian
experience. Specialty shops, offices and restaurants are
encouraged, as well as the introduction of more residential uses.
11.5.1 Land Use Policies
a) A mixture of uses is encouraged not just within the Downtown
Shoulder Area in general, but on individual development sites, and
within individual buildings. Permitted uses on lands identified as
Downtown Shoulder Area on Schedule ‘B1’ include:
i. Single-detached and semi-detached dwellings;
ii. Multiple-unit buildings, townhouses and apartment
buildings;
The Town of Aurora Official Plan
September 27, 2010 94
iii. Tourist accommodations (e.g., Hotels, Tourist Information
Centre);
iii. Tourist accommodations and bed and breakfast
establishments;
iv. Communal housing;
v. Secondary dwelling units;
vi. Live-work units;
vii. Home occupations;
viii. Converted dwellings;
ix. Child care facilities;
x. Commercial and government office uses;
xi. Small-scale retail and service commercial uses and
restaurants;
xii. Small-scale institutional uses;
xiii. Places of worship;
xiv. Funeral parlours;
xv. Cultural uses;
xvi. Parking facilities at-grade and/or in structure;
xvii. A variety of parks and Urban Squares; and,
xviii. public uses and public and private utilities.
cb) The following land uses are prohibited within the Downtown
Shoulder Area designation:
i. Drive-thru facilities of any kind;
ii. Service commercial uses, retail stores and restaurants with
a Gross Floor Area in excess of 2,400 square metres per
premise; and,
The Town of Aurora Official Plan
September 27, 2010 95
iii. Automobile-oriented uses of any kind - sales, service, gas
stations.
dc) Retail uses are encouraged at grade on lands with frontage along
Yonge and Wellington Streets within the Downtown Shoulder Area
designation.
ed) The implementing Zoning By-law may further refine the list of
permitted and/or prohibited land uses within the Downtown
Shoulder Area designation.
11.5.2 Development Policies
a) The following policies apply to height within the Downtown
Shoulder Area designation:
i. The minimum and maximum building height shall be
subject to the heights indicated on Schedule ‘B2’; and,
ii. Buildings taller than three storeys or 1011.5 metres are
subject to a front yard step-back at the third storey and the
angular plane provisions of this Plan.
b) Exceptions to the restrictions identified above may be allowed for
key corner and terminus sites, subject to consistency with The
Aurora Promenade - Concept Plan - Urban Design Strategy.
bc) The maximum lot coverage by a building or buildings on a lot shall
be 80 percent. The minimum lot coverage by a building or
buildings on a lot shall be 35 percent.
cd) The maximum lot coverage by a surface parking lot shall be 25
percent. There is no minimum lot coverage for surface parking
lots.
de) The parking lot/facility shall only be permitted within the rear yard
and/or below grade.
ef) For house form buildings, interior side yard parking shall be
permitted. However, the width of the the parking area must not
exceed 25 percent of the lot frontage.
fg) When locating a building on a lot, the following policies shall
apply:
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September 27, 2010 96
i. The Build-Within Zone is located between 3.0 and 6.0
metres from the front and/or exterior side lot line. A
minimum of 80 percent of the main front wall, and a
minimum of 60 percent of the exterior sidewall of the
proposed building shall be located within the Build-Within
Zone;
ii. If a heritage building is present on the lot or on an adjacent
lot, any additions or new structures must be set back 1.0
metre from the main front wall front of the heritage building;
iii. The minimum interior side yard set back shall be 0.75
metres and the maximum shall be 3.0 metres; and
iv. The minimum required rear yard setback for development
within the Downtown Shoulder Area designation shall be
7.5 metres.
gh) All development within the Downtown Shoulder Area designation
shall be compatible with development on adjacent properties and
shall be consistent with The Aurora Promenade - Concept Plan -
Urban Design Strategy, and the other applicable policies of this
Plan.
11.6 Promenade General Area Designation
a) The Promenade General Area designation is comprised of
predominantly automobile-oriented commercial retail plazas with
some office uses. As such, it holds the greatest potential for future
redevelopment. The purpose of the Promenade General Area
designation is to promote transformation into a vibrant, pedestrian-
oriented mixed-use area. Change will primarily occur through the
introduction of higher densities in high quality mid-rise forms
placed close to the street, while providing appropriate transitions
to adjacent neighbourhoods. While new development will be
mostly residential in use, convenience retail as well as
restaurants, entertainment and cultural venues will continue to be
provided.
11.6.1 Land Use Policies
a) Buildings and sites within the Promenade General Area
designation are encouraged to accommodate an array of uses.
This mixture of uses is encouraged not just within the designation
in general, but also on individual development sites, and within
individual buildings. High activity uses that animate the
The Town of Aurora Official Plan
September 27, 2010 97
streetscape and encourage foot traffic, like retail uses, are
encouraged at-grade, with uses such as offices and residential
uses on second floors and above.
b) The following uses/mixture of uses are permitted:
i. Multiple-unit buildings, townhouses and apartment
buildings;
ii. Communal housing;
iii. Live-work units;
iv. Commercial uses including retail stores, restaurants, and
personal services and hotels and tourist accommodations;
v. Tourist accommodations (e.g., Hotels, Tourist Information
Centre);
vi. Commercial and/or government offices, research and data
proc essing facilities;
vii. Child care facilities;
viii. Institutional uses;
ixviii. Cultural, recreational and entertainment uses;
xix. Conference centres;
xi. Parking facilities at-grade and/or in structure;
xii. A variety of parks and Urban Squares; and,
xiii. Public uses and public and private utilities.
c) The following land uses are specifically prohibited within the
Promenade General Area designation:
i. Drive-thru facilities of any kind; and,
ii. Single-detached and semi-detached dwelling units ; and,
iii. Automotive-oriented uses.
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September 27, 2010 98
d) Notwithstanding the prohibition of drive-thru facilities above, any
existing drive-thru facility in existence prior to the adoption of this
Plan shall be recognized as a permitted use.
de) Retail uses are encouraged at grade on lands with frontage along
Yonge and Wellington Streets within the Promenade General Area
designation.
ef) The implementing Zoning By-law may further refine the list of
permitted and/or prohibited land uses within the Promenade
General designation.
11.6.2 Development Policies
a) The following policies apply to height within the Promenade
General Area designation:
i. The minimum and maximum building height shall be
subject to the heights indicated on Schedule ‘B2’; and,
ii. Buildings taller than four storeys or 13.515 metres, are
subject to a front yard step-back at the fourth storey and
the angular plane provisions of this Plan.
iii. Within the Promenade General Area designation, there are
lands where the maximum height of new development may
be increased by up to 1 storey, to a maximum of 6 storeys
or 19.5 22 metres, whichever is less, through a Height
Bonus, subject to the Height and Density Bonus provisions
of this Plan. In addition, in order to achieve any part of the
Height Bonus, the following additional requirements must
be met:
• the property in question must have a minimum frontage
of 40.0 metres;
• the development proposal must meet massing
performance standards, including any angular planes
and stepback provisions that apply;
• the development must provide a public benefit which
includes, but is not limited to, heritage protection,
public amenity space, public art, affordable housing,
affordable artist space, and streetscape improvements;
and,
The Town of Aurora Official Plan
September 27, 2010 99
• the development proposal must be consistent with The
Aurora Promenade - Concept Plan - Urban Design
Strategy.
b) Exceptions to the restrictions identified above may be allowed for
key corner and terminus sites, subject to consistency with The
Aurora Promenade - Concept Plan - Urban Design Strategy, and
approval by Council.
bc) The minimum lot frontage for any new development of any type
within the Promenade General Area designation shall be 18
metres.
cd) The maximum lot coverage by a building or buildings on a lot shall
be 90 percent. The minimum lot coverage by a building or
buildings on a lot shall be 50 percent.
de) The maximum lot coverage by a surface parking lot shall be 25
percent. There is no minimum lot coverage for surface parking
lots.
ef) The parking lot/facility shall only be permitted within the rear yard
and/or below grade.
gf) When locating a building on a lot, the following policies shall
apply:
i. The Build-Within Zone is located between 2.0 and 4.0
metres from the front and/or exterior side lot line. A
minimum of 80 percent of the main front wall, and a
minimum of 60 percent of the exterior sidewall of the
proposed building shall be located within the Build-Within
Zone;
ii. Interior side yard setbacks shall not be permitted, with the
exception that lots with 40 metres or greater of frontage, a
minimum interior side yard setback of 0.0 metres and a
maximum setback of 3.0 metres is allowed; and,
iii. The minimum required rear yard setback for development
within the Promenade General designation shall be 7.5
metres.
hg) All development within the Promenade General Area designation
shall be compatible with development on adjacent properties and
shall be consistent with The Aurora Promenade - Concept Plan -
The Town of Aurora Official Plan
September 27, 2010 100
Urban Design Strategy, and the other applicable policies of this
Plan.
h) No development application should proceed within the “Special
Design Areas” as identified on Schedule ‘B1’ without a
Comprehensive Plan undertaken to coordinate the street and
block patterns, open spaces, land uses, built form and other
supporting studies that may be deemed necessary, transporation,
parking or heritage impacts.
i) No site-specific zoning by-law amendments shall be considered
until the the Comprehensive Planning process has been
completed. The Comprehensive Planning process shall be used
to form the basis of site-specific rezonings and subsequent site
plan agreements.
j) Where developments are proposed in the absence of a Town-
initiated Comprehensive Plan, applicants in these areas should be
required to prepare a segment of the Comprehensive Plan that
includes surrounding properties to demonstrate how the proposed
development will complement and contribute to the orderly
transformation of the area. Specifically, the Plan should:
i. be prepared in consultation with affected adjacent
landowners, the public and the Town;
ii. define a logical study area that is adequately
comprehensive to the satisfaction of the Town;
iii. demonstrate a street and block, open space and built form
plan consistent with these design guidelines;
iv. provide an implementation plan that considers the phasing
of development and identifies the necessary interventions
or investment to enable the transformation; and,
v. be supported by other applicable studies that may be
deemed necessary.
11.7 Promenade Focus Area Designation
a) Promenade Focus Areas share many characteristics with the
Promenade General Area designation but present exceptional
opportunities afforded by their gateway entryway locations, existing
and/ or planned transit infrastructure, and major community
The Town of Aurora Official Plan
September 27, 2010 101
amenities/ services. The purpose of the Promenade Focus Area
designation is to promote redevelopment by providing enhanced
development potential as-of-right. It is also the purpose of The
Aurora Promenade - Concept Plan - Urban Design Strategy to
ensure that new development will be appropriately designed and
will not create adverse impacts on adjacent areas or within
Downtown Aurora.
11.7.1 Land Use Policies
a) Buildings and sites within the Promenade Focus Area designation
are encouraged to accommodate an array of uses. This mixture
of uses is encouraged not just within the designation in general,
but also on individual development sites, and within individual
buildings. High activity uses that animate the streetscape and
encourage foot traffic, like retail uses, are encouraged at-grade,
with uses such as offices and residential uses on second floors
and above.
b) The following uses/mixture of uses are permitted:
i. Multiple-unit buildings, townhouses and apartment
buildings;
ii. Communal housing;
iii. Live-work units;
iv. Commercial uses including retail stores, restaurants, and
personal services and hotels and tourist accommodations;
v. Tourist accommodations (e.g., Hotels, Tourist Information
Centre);
vi. Commercial and/or government offices, research and data
processing facilities;
vii. Child care facilities;
viii. Institutional uses;
viiiix. Cultural, recreational and entertainment uses;
ix. Conference centres;
xi. Parking facilities at-grade and/or in structure;
The Town of Aurora Official Plan
September 27, 2010 102
xii. A variety of parks and Urban Squares; and,
xiii. Public uses and public and private utilities.
c) The following land uses are specifically prohibited within the
Promenade Focus Area designation:
i. Drive-thru facilities of any kind; and,
ii. Single-detached and semi-detached dwelling units ; and,
iii. Automotive-oriented uses.
d) Notwithstanding the prohibition of drive-thru facilities above, any
existing drive-thru facility in existence prior to the adoption of this
Plan shall be recognized as a permitted use.
de) Retail uses are encouraged at grade on lands with frontage along
Yonge and Wellington Streets within the Promenade Focus Area
designation.
ef) The implementing Zoning By-law may further refine the list of
permitted and/or prohibited land uses within the Promenade
Focus Area designation.
11.7.2 Development Policies
a) The following policies apply to height within the Promenade Focus
General Area designation:
i. The minimum and maximum building height shall be
subject to the heights indicated on Schedule ‘B2’; and,
ii. Buildings taller than four storeys or 13.515 metres, are
subject to a front yard step-back at the fourth storey and
the angular plane provisions of this Plan.
iii. Within the Promenade Focus Area designation, the
maximum height of new development may be increased by
up to 2 storeys, to a maximum of 7 storeys or 22.525.5
metres, whichever is less, through a Height Bonus, subject
to the Height and Density Bonus provisions of this Plan. In
addition, in order to achieve any part of the Height Bonus,
the following additional requirements must be met:
The Town of Aurora Official Plan
September 27, 2010 103
• the property in question must have a minimum frontage
and depth of 40.0 metres;
• the development proposal must meet massing
performance standards, including any angular planes
and stepback provisions that apply;
• the development must provide a public benefit which
includes, but is not limited to, heritage protection,
public amenity space, public art, affordable housing,
affordable artist space, and streetscape improvements;
and,
• the development proposal must be consistent with The
Aurora Promenade - Concept Plan - Urban Design
Strategy.
b) Exceptions to the restrictions identified above may be allowed for
key corner and terminus sites, subject to consistency with The
Aurora Promenade - Concept Plan - Urban Design Strategy, and
approval by Council.
bc) The minimum lot frontage for any new development of any type
within the Promenade Focus Area designation shall be 18 metres.
cd) The maximum lot coverage by a building or buildings on a lot shall
be 90 percent. The minimum lot coverage by a building or
buildings on a lot shall be 50 percent.
ee) The maximum lot coverage by a surface parking lot shall be 25
percent. There is no minimum lot coverage for surface parking
lots.
ef) The parking lot/facility shall only be permitted within the rear yard
and/or below grade.
fg) When locating a building on a lot, the following policies shall
apply:
i. The Build-Within Zone is located between 2.0 and 4.0
metres from the front and/or exterior side lot line. A
minimum of 80 percent of the main front wall, and a
minimum of 60 percent of the exterior side wall of the
proposed building shall be located within the Build-Within
Zone;
The Town of Aurora Official Plan
September 27, 2010 104
ii. Interior side yard setbacks shall not be permitted, with the
exception that lots with 40 metres or greater of frontage, a
minimum interior side yard setback of 0.0 metres and a
maximum setback of 3.0 metres is allowed; and,
iii. The minimum required rear yard setback for development
within the Promenade Focus Area designation shall be 7.5
metres.
gh) All development within the Promenade Focus Area designation
shall be compatible with development on adjacent properties and
shall be consistent with The Aurora Promenade - Concept Plan -
Urban Design Strategy, and the other applicable policies of this
Plan.
hi) No development application should proceed within the Promenade
Focus Area designation and/or their surrounding “Special Design
Areas” as identified on Schedule ‘B1’ without a Comprehensive
Plan undertaken to coordinate the street and block patterns, open
spaces, land uses, built form and other supporting studies that
may be deemed necessary, such as traffic transporation, parking
or heritage impacts.
i) No site-specific zoning by-law amendments shall be considered
until the the Comprehensive Planning process has been
completed. The Comprehensive Planning process shall be used
to form the basis of site-specific rezonings and subsequent site
plan agreements.
j) Where developments are proposed in the absence of a Town-
initiated Comprehensive Plan, applicants in these areas should be
required to prepare a segment of the Comprehensive Plan that
includes surrounding properties to demonstrate how the proposed
development will complement and contribute to the orderly
transformation of the area. Specifically, the Plan should:
i. be prepared in consultation with affected adjacent
landowners, the public and the Town;
ii. define a logical study area that is adequately
comprehensive to the satisfaction of the Town;
iii. demonstrate a street and block, open space and built form
plan consistent with these design guidelines;
The Town of Aurora Official Plan
September 27, 2010 105
iv. provide an implementation plan that considers the phasing
of development and identifies the necessary interventions
or investment to enable the transformation; and,
v. be supported by other applicable studies that may be
deemed necessary.
11.8 Built Form Policies
a) It is crucial that all new development throughout The Aurora
Promenade be compatible with the character and context of the
community. As such, new development, whether a renovation to
an existing building, or a completely new building, will be reviewed
by the Town taking into consideration matters relating to exterior
design, including the character, scale, colour, building materials,
appearance and design features of buildings.
b) Where any development site within The Aurora Promenade abuts
lands designated Stable Neighbourhood, or Environmental
Protection Area, and/or lands within a Heritage Conservation
District, a 45 degree angular plane originating from these lands
shall be applied over the interior side and/or rear property line.
Further, when considering new building forms, development which
results in extensive loss of sunlight to adjacent land uses shall be
prohibited.
c) Architectural variety is crucial in creating a visually stimulating
urban environment. Streetscapes composed of buildings of similar
style and form can succeed through subtle variations in the façade
treatment and building mass in order to improve the overall
architectural richness, variety, and building articulation in the
community.
d) New building design shall be consistent with the Design
Guidelines contained within The Aurora Promenade Concept Plan
– Urban Design Strategy. In addition, new building design shall:
i. Be barrier free;
ii. Have a textured architectural quality that can be achieved
by introducing variation in certain elements of the façade
treatment. Continuous roads of monotonous and repetitive
façades shall be avoided. As such, the siting, massing,
The Town of Aurora Official Plan
September 27, 2010 106
and façade design of all new development shall be
coordinated on a block-by -block basis and building
elevations shall be articulated in a manner that provides
variation between units, and reinforces common
characteristics that visually unites the block;
iii. Employ a stepback at the upper storeys. Stepbacks shall
be established as follows:
• within the Downtown Area, Upper Downtown Area and
Downtown Shoulder Area designations, the main front
wall and exterior side wall of all new buildings shall be
stepped back a minimum of 3.0 metres above the third
storey. Stepbacks are not permitted below the top of
the second storey; and,
• within the Promenade General Area and Promenade
Focus Area designations, the main front wall and
exterior side wall of all new buildings shall be stepped
back a minimum of 1.5 metres above the fourth storey.
Stepbacks are not permitted below the top of the
second storey;
iv. Create a street space that is scaled to the pedestrian and
is organized to present an appropriate façade to all
adjacent public roads to provide interest and comfort at
ground level for pedestrians. As such, primary pedestrian
entrances shall provide direct and universal access to the
public sidewalk and buildings shall be oriented to front on
to the road, with a minimum setback, or build-within zone;
v. Include pedestrian weather and sun protection systems
including awnings, canopies, colonnades, or front porches
along the sidewalk edge of key pedestrian areas and
adjacent to Urban Squares and at entrances to buildings;
vi. Have any visible mechanical equipment, including rooftop
equipment, appropriately screened and located in a
manner that has a minimal physical and visual impact on
public sidewalks and accessible open spaces;
vii. Where feasible, have all transformers and other above
ground utilities located within the building, or on private
property located away, and/or screened, from public view;
The Town of Aurora Official Plan
September 27, 2010 107
viii. Energy efficient building design including passive solar
energy gain, increased insulation, Energy Star appliances,
alternative and/ or renewable energy systems, and
conformity with LEED certification shall be encouraged in
all new buildings, in conformity with the policies of this
Plan; and,
viiiix. Be encouraged to incorporate a ‘green-roof’ into the design
of all new buildings.
e) Corner development sites are good locations for landmark
buildings as they have better visibility, light and view opportunities.
As such, in addition to consistency with the Design Guidelines
contained within The Aurora Promenade Concept Plan – Urban
Design Strategy and other applicable policies of this Plan, corner
sites will be addressed in the following manner:
i. Define the intersection at which the building is located by
architecturally articulating its presence at each corner;
ii. Include prominent visual and vertical architectural features
such as a wrap-around porch, bay window, turret feature or
a clock tower, and/or an additional storey, greater than
abutting buildings on non-corner sites;
iii. Include primary, articulated façades towards both roads;
and,
iv. Have the highest level of architectural detailing and a
distinct architectural appearance.
11.9 Height and Density Bonusing
a) Council may, at its discretion, use density and height incentives
under the provisions of the Planning Act, to achieve facilities,
services or matters which reflect the principles and objectives of
this Plan, but cannot be achieved under any other provisions of
the current Planning Act or Development Charges Act. Such
objectives include contributions towards:
i. Socially assisted housing and supportive housing for
persons with special needs which meet Aurora's housing
goals and objectives. Such contributions to the
municipality may be in the form of:
The Town of Aurora Official Plan
September 27, 2010 108
• land for socially assisted housing on the development
site or on another site which is satisfactory to Council;
• a cash contribution towards the provision of socially
assisted housing; or,
• dwelling units for socially assisted housing within a
development.
ii. Housing with innovative technological, environmental or
design components;
iii. Non-profit community, cultural, social, recreational and
institutional facilities which may be in the form of a
donation of land, buildings, or space within buildings;
iv. Preservation of heritage, community identity or natural
environments, as outlined in this Plan. Such contributions
may consist of natural or built heritage sites, structures,
buildings, parts of buildings or space within buildings,
conservation easements, artefacts or cash payments to
achieve the principles and objectives of this Plan;
v. Contribution of public open spaces beyond the
requirement under the Planning Act. Such contributions
may consist of land, structures, buildings, equipment or
cash payments which will achieve the principles and
objectives of this Plan, especially in built-up or potentially
park-deficient areas;
vi. Providing public access to ravines and, valleys and the
Aurora Trail Network. Such contributions may consist of
land or an easement agreement which will provide a
publicly accessible link to ravines, and valley lands and the
Aurora Trail Network;
vii. Significant pedestrian or bicycling connections as outlined
in Section 1.9 Open Space, or Section 1.11 Streets. Such
contributions may consist of land, structures, facilities or
cash payments to achieve the goal and objectives of these
sections;
viii. Achievement of off site public landscape, streetscape and
urban design objectives as outlined in Section 1.7, 1.9 and
1.11 of this Plan. Such contributions may consist of special
aesthetic improvements to public spaces including street
The Town of Aurora Official Plan
September 27, 2010 109
furniture, landscaping, fountains or public art, adjacent to
or within close proximity to the site;
ix. Provision of special facilities to enhance the environment
or conserve energy, or the elimination of environmentally
harmful non-conforming uses;
x. Special provisions to facilitate and improve transit use such
as shelters, transfer and amenity areas;
xi. Land for other municipal purposes; and,
xii. Other local improvements as identified through a
Community Improvement Plan, Secondary Plan,
Streetscape Master Plan, Environment Strategy, Heritage
Conservation District Plan, or other implementation plans
or studies.
b) Before density or height bonuses are granted, Council may
require:
i. Noise, wind, sun, transportation, servicing, environmental
and other impact studies of the proposed development;
ii. Archaeological and historical background studies of a
particular site; and,
iii. Design modifications to preclude negative impacts.
c) In determining the extent of the bonus, Council shall ensure that:
i. The economic, social and environmental costs and
benefits of the density increase balance those of the
service, facility or matter gained by the community over the
period of 10 years;
ii. The bonus reflects public priorities within the context of this
Plan;
iii. The human scale, attractiveness, compatibility and health
of the surrounding urban environment not be
compromised; and,
iv. Transportation, municipal and social services can meet the
needs from the increased density.
The Town of Aurora Official Plan
September 27, 2010 110
d) The site, or neighbourhood where a bonus is permitted, shall
benefit most from the facility or matter conveyed to the
municipality in return for the bonus.
e) Any agreement under this section shall be registered against the
land to which it applies and enforced against the present or any
subsequent owner.
11.10 Policies for Public Open Space
a) Downtowns typically require smaller park spaces, distributed
strategically throughout the entire area to enhance adjacent
development. It is the intention of the Town to promote public
open space features as key aesthetic and functional components
that complement the anticipated redevelopment activity.
b) The open space system of The Aurora Promenade should be
focused on the interconnected system of roads, parks and Urban
Squares that are safe, inviting and interactive spaces. A high
standard of hard and soft landscaping shall be required and shall
be maintained in a healthy condition.
c) Environmental Protection Areas - A number of significant natural
areas abut lands within The Aurora Promenade. These lands are
designated Environmental Protection Area by this Plan and
correspond to open space systems which encompass significant
natural features. Key policies for new development adjacent to
Environmental Protection Area designation include:
i. Significant natural features shall be conserved and
enhanced, and the physical and visual connections from
The Aurora Promenade should be appropriately
strengthened; and,
ii. New development within The Aurora Promenade shall be
respectful of adjacencies to significant natural features,
ensuring that any negative impacts are appropriately
mitigated.
d) Public Parks – Public parks typically serve the community’s
passive and active recreational interests and come in a variety of
scales and configurations. Adjacent to The Aurora Promenade,
the bulk of these spaces correspond to parkland along the East
Holland River Valley, Fleury Park and Machell Park. This Plan
aims to encourage retention, enhancement, and full utilization of
the existing public parks, including enhancements to improve the
The Town of Aurora Official Plan
September 27, 2010 111
visual and physical linkages with the parks and associated trails
with, for example, wayfinding signage, improved streetscape links
and crosswalks.
e) Squares and Greens – Squares and greens are more formal
public spaces that may also include hard surfaces, gardens,
pavilions, memorials, fountains and modest concession stands.
Squares and greens are more multi-purpose than the public parks,
providing potential spaces for both active and passive activities
including farmer’s markets and community fairs. Within The
Aurora Promenade, the most prominent squares and greens are
War Memorial Peace Park and the potential for a new green and a
new square in association with new development in proximity to
the Aurora GO Train Station. Policies applicable to these areas
are:
i. The War Memorial Peace Park should be enhanced by
improving the visual and physical linkages to the park by
potentially introducing a new street that abuts the park with
buildings that frame it, rather than turn their backs to it.
War Memorial Peace Park should serve as an important,
large scale, passive green space for The Aurora
Promenade, although it can also accommodate occasional
events;
ii. A potential linear green should be created along the east
side of Berczy Street buffering the rail from the residential
neighbourhoods to the west, which can be created through
the relocation of parking in new facilities; and,
iii. A potential new square associated with new development
around the Aurora GO Train Station and Industrial
Parkway South should be created.
f) Urban Squares – An Urban Squareis generally a paved open
space associated with a civic or commercial function. They vary in
shape and size depending on their purpose, but are generally
smaller and more intimate in scale than parks. Squares generally
serve high pedestrian traffic areas and/ or where major events
need to be planned or accommodated that generate large crowds.
Year-round Squares function best when they are framed by highly
animated uses such as shops, restaurants and cafés.
i. All development applications within the Downtown
Shoulder Area and Promenade General designations, on
sites greater than 0.2 of a hectare in size shall include a
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September 27, 2010 112
location for an Urban Square. Land set aside for an Urban
Square, developed in conformity with the policies of this
Plan, shall constitute all or part of the parkland dedication
requirements of the Planning Act. Urban Squares are
intended as formal pedestrian spaces, in support of the
adjacent higher density, mixed-use development . Lands
shall be set aside for an Urban Square as follows:
• for all non-residential development, the land
requirement for an Urban Square shall constitute a
minimum of 2 percent of the net developable site area;
• for all primarily residential development (where more
than 80 percent of the Gross Floor Area is residential),
the land requirement for an Urban Square shall
constitute a minimum of 3 percent of the net
developable site area; and,
• for development that includes a mix of land uses,
where the secondary use comprises at least 25 percent
of the Gross Floor Area, the land requirement for an
Urban Square shall constitute a minimum of 2 percent
of the net developable site area;
iii. The following development criteria shall apply to the
development of an Urban Square:
• an Urban Square shall have a minimum frontage on
the abutting sidewalk of 5 metres, and a depth of at
least 5 metres;
• large sites may include a single, large scale Urban
Square and/or a series of smaller Urban Square;
• Urban Squares shall be designed to reinforce a high
quality formalized relationship with its adjacent building
use and the streetscape;
• hard and soft landscape elements and features within
the Urban Square shall be designed to define and
articulate activity areas, circulation, entry points,
seating and gathering areas. Urban Squares shall
provide shade, trash receptacles and bicycle racks;
and,
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September 27, 2010 113
• Urban Squares shall be built and maintained by the
landowner, and an easement with the Town shall
ensure that the space is open and accessible to the
public at all times, or as identified in the easement
agreement.
11.10.1 Parkland Dedication
a) All new development within the Downtown Area and the Upper
Downtown Area designations shall be exempt from any parkland
dedication requirements.
ba) For all new development within the Downtown Shoulder Area and
Promenade General designations, parkland Parkland dedication
requirements shall be applied as follows in all designations within
the Aurora Promenade:
i. The alternative parkland dedication requirement provided
in the Planning Act of 1.0 hectare per 300 dwelling units
shall not be applied; and,
ii. The typical Planning Act requirement of 5 percent of the
land area for residential and 2 percent of the land area for
all non-residential uses shall be applied. The parkland
dedication requirement for mixed use developments shall
be calculated on the percentage of Gross Floor Area of
each use.
11.10.2 Cash-in-lieu of Parkland
a) Within the Downtown Shoulder Area and Promenade General
designations, the Town may accept cash-in-lieu in place of the
parkland dedication required under the Planning Act, and in
locations where an Urban Square is provided. Cash-in-lieu may
also be accepted fir the land area difference between the size of
the Urban Square and the park land requirement. The funds
raised through this provision shall be utilized by the Town solely
for the purchase of property for public park space and/or for the
enhancement of existing public parks within the boundaries of The
Aurora Promenade, as identified on Schedule ‘B1’ to this Plan.
11.11 Policies for the Street Grid/Development Blocks
a) A number of new street linkages are recommended in association
with redevelopment of automotive-oriented commercial areas, as
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September 27, 2010 114
shown on Schedule ‘B3’. The linkages should serve to extend and
complete the existing street grid.
b) The older part of Aurora is organized along a fine-grained and
highly interconnected street and block patterns that is ideal for
promoting a dissemination of traffic and for walking. As much as
possible, this pattern should serve as a template for newly
developing areas. Where new development blocks are created, or
where significant redevelopment is proposed, development blocks
should not exceed 100 metres by 200 metres in size. Smaller
development blocks are preferred.
c) Where possible, existing streets should be extended and linked to
provide optional routes for movement. Although measures can be
introduced to limit through-traffic into neighbourhoods where
streets are extended or connected, pedestrian and cycling
movement should continue freely.
d) As much as possible the design of these new links and the
reconstruction of existing streets should be subject to the following
principles for creating ‘complete’ streets:
i. All modes of movement shall be supported in a balanced
manner with appropriately scaled sidewalks that can
accommodate pedestrian amenities and wherever possible
dedicated bike lanes;
ii. Alternative standards shall be considered for road design
to further calm traffic and support a safe and inviting
pedestrian environment, including narrower travel lanes
and smaller turning radii at intersections;
iii. Block lengths shall not be greater than 150 metres to
maximize porosity for pedestrians. Where blocks are
greater than 150 metres, a mid-block pedestrian
connection should be provided;
iv. Streetscapes inviting to pedestrians, transit users and
cyclists are vital, including providing trees and
landscaping, seating, pedestrian level lighting and well-
defined and frequent crosswalks; and,
v. Road capacity increases are not an objective of this Plan
within The Aurora Promenade. The roadway network is to
serve connectivity and accessibility needs of all critical
modes of transportation in support of the planned uses.
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11.12 Policies for Streets
a) The hierarchy of streets is identified on Schedule ’B3’ of this Plan.
b) Main Streets - Main Street corresponds to the portion of Yonge
Steeet within the Downtown Area designation. This segment
contains a dense mix of uses, including at-grade retail and
buildings with minimal to no setback from the street. These
characteristics result in a very traditional cross-section.
Streetscape characteristics shall include:
i. Distinctly paved sidewalks and crosswalks;
ii. Unique lighting, banners, signage and furnishings to be
compatible with the historic downtown;
iii. Continuous street trees where possible, otherwise planters
in place of street trees for seasonal interest;
iv. On-street parking;
v. Mixed-uses with at-grade retail and office or residential
uses above grade; and,
vi. Spill-out activity on the sidewalks such as sidewalk patios
can be enabled by modest setbacks.
c) Village Streets - Village Streets are the segments of streets that
have a small-town, village-like atmosphere and character. Village
Streets generally correspond to Yonge Street north and south of
the Downtown Area and Wellington Street east of Yonge Street.
These areas are characterized by older house form buildings with
a mix of residential, office and/ or retail businesses. The buildings
are generously setback from the street, resulting in a more
residential cross-section. Streetscape characteristics shall
include:
i. Broad sidewalks with distinctively paved crosswalks;
ii. Unique lighting and signage compatible with the heritage
character of the area;
iii. Continuous street trees;
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September 27, 2010 116
iv. Flower beds and other landscaping features often planted
in a sodded boulevard; and,
v. On-street parking where possible.
d) Boulevards - Boulevards correspond to Yonge and Wellington
Streets outside of the Downtown Area. These streets serve a
town-wide function as important vehicular, cycling and pedestrian
connections into The Aurora Promenade. The wider right-of-way
enables wider sidewalks and on certain segments, the eventual
accommodation of rapid transit in dedicated lanes. Streetscape
characteristics shall include:
i. Broad, distinctively paved sidewalks and crosswalks;
ii. Widened sidewalks, where possible;
iii. Tree-lined centre boulevard or dedicated rapid transit
lanes where possible;
iv. Continuous street trees;
v. Flower beds and landscaping features often planted in a
sodded boulevard;
vi. Unique lighting, signage and furnishings; and,
vii. Buildings with a mix of uses, placed consistently at or close
to the street edge.
e) Civic/Special Streets - Civic/Special Streetscapes as identified in
Schedule ‘B3_’. Special attention to the design and quality of the
streetscape and street walls is required to identify and reinforce
the civic importance of these streets. Streetscape characteristics
shall include:
i. Distinctive paving along sidewalks, at crosswalks and
across the roadway or at strategic civic locations such as
the Town Park on Wells Street;
ii. Where paving extends across the roadway, it should
seamlessly integrate with adjacent public space
treatments;
iii. Sidewalk bump-outs at intersections;
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September 27, 2010 117
iv. Unique lighting, signage, banners and furnishings;
v. Continuous street trees, flower beds and landscaping
features; and,
vi. On-street parking where possible.
f) Focus Area Street - Focus Area Streets are identified on Schedule
’B3’. Streetscape characteristics include:
i. 2 travel lanes;
ii. On-street parking;
iii. Continuous street trees with broad sidewalks;
iv. Buildings placed close to the street with consistent
setbacks for mixed-uses; and,
v. More generous setbacks with privacy measures such as
grade shifts and landscaping for residential uses.
g) Lanes - While relatively common in many historic towns
throughout Ontario and the eastern provinces, there is an absence
of lanes within The Aurora Promenade. Where possible a network
of lanes shall be introduced behind properties fronting onto Yonge
Street. Lanes can provide significant benefits for mixed-use areas,
including:
i. Accommodating utilities, storage, loading and parking
access away from the primary street;
ii. Minimizing curb cuts for driveways off the primary street,
enabling continuous tree planting, on-street parking and
safer pedestrian environments; and,
iii. Providing access for potential accessory units.
Streetscape characteristics of lanes shall include:
i. Minimum 6.0 metre roadway;
ii. Designated areas for snow storage;
iii. Adequate lighting; and,
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September 27, 2010 118
iv. Traffic calming measures such as speed bumps.
h) Parkside Streets - Parkside Streets are potential linkages framing
significant parks. The objective is to enhance visual and physical
connections to these open spaces and to ensure eyes on the
space with fronting uses. For Memorial Peace Park, Machell Park
and Fleury Park, these linkages can serv e to provide an appealing
address on the parks. In addition to residential uses, Parkside
links can also be appealing locations for restaurants, cafés and
patios that provide views onto the open spaces. While Parkside
Links shall provide for continuous pedestrian connections, they
can also allow for limited vehicular access. Streetscape
characteristics shall include:
i. Distinctive paving along sidewalks, at crosswalks and, if
possible, across the roadway to the edge of the open
space;
ii. Continuous recreational trail on the park side of the street;
iii. Sidewalk bump-outs at intersections;
iv. Continuous street trees;
v. On-street parking; and,
vi. Other landscaping treatments such as flower beds where
possible.
i) Residential Streets - Residential streetscapes primarily serve the
residential neighbourhoods within the Aurora Promenade. These
streets serve as important vehicular and pedestrian connections
for local residents. Defining characteristics of these streets are the
green amenity provided through the landscaped front yards
resulting from building setbacks and the continuous street trees.
Vehicles move at slower speeds and these streets generally
experience lighter vehicular traffic. There are two types of
residential streetscapes – Heritage and Local Streets, each with
their own defining characteristics that will be retained.
Streetscape characteristics of Heritage Streets shall include:
i. Residential in character, typically with 2 travel lanes;
ii. Continuous street trees with landscaped front yards;
iii. Varying building setbacks from the street;
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September 27, 2010 119
iv. On-street parking; and,
v. Primarily house forms with prominent porches and where
garages exist, they are located to the side or rear.
Streetscape characteristics of Local Streets shall include:
i. Residential in character with typically 2 travel lanes;
ii. Continuous street trees with landscaped front yards and
consistent building setbacks from the street;
iii. On-street parking; and,
iv. Primarily house forms with front accessed garages.
j) Mid Block Pedestrian Connections - Mid-block pedestrian
connections offer the unique opportunity for a finer-grained
pedestrian network than the typical block pattern. Portions of The
Aurora Promenade provide pedestrian-scaled blocks, primarily in
the Downtown Area, while others have larger blocks where
opportunities exist to improve connections. The Aurora
Promenade - Concept Plan - Urban Design Strategy identifies
existing and potential mid-block connections. These mid-block
connections should adhere to the same design quality and design
standards as other public spaces. Design characteristics for mid-
block connections include:
i. Ensure mid-block connections and well-lit; and,
ii. Where possible, landscaping should be introduced that is
consistent with CPTED principles of design.
k) Schedule ‘B3’ identifies both existing and potential mid-block
pedestrian links. It is an objective of Council to secure these
pedestrian links for public use through acquisition, easements
and/or other appropriate mechanisms.
11.13 Policies for GatewayEntryways
a) GatewayEntryways highlight the entrances to The Aurora
Promenade and are important markers that distinguish the culture
and heritage of the area. Primary and Secondary
GatewayEntryways are identified on Schedule ‘_’’B3’.
GatewayEntryways shall be consistent with the Design Guidelines
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contained within The Aurora Promenade Concept Plan – Urban
Design Strategy, and the following policies apply:
i. GatewayEntryways shall be either architectural features,
stand-alone marker/features, public art or landscape
treatments that define the main entrances to the
Downtown; and,
b) There shall be a hierarchy of Gateway Entryway s, both Primary
and Secondary. Primary Gateway Entryways:
i. Shall be lit to enhance their legibility at night;
ii. Shall be large enough to be visible from a car at a distance
of at least 100 metres; and,
iii. Shall enhance and not compete with surrounding existing
historic and/or architectural features.
Secondary GatewayEntryways:
i. Shall not be lit;
ii. Shall be smaller in scale than the Primary
GatewayEntryways, but should be visible from a car at a
distance of at least 18 metres; and,
iii. Shall enhance and not compete with surrounding existing
historic and/or architectural features.
11.14 Policies for Parking
a) New public parking structures and the provision of on-street
parking are both important components of a comprehensive Town
parking strategy for The Aurora Promenade. The Town needs to
become actively involved in the redevelopment process to identify
their opportunities to influence and direct redevelopment. As
such the Town shall:
i. Provide public parking lots, both surface lots and/or
structured parking facilities, within The Aurora Promenade
to augment the supply of parking; and,
ii. Promote on-street parking throughout The Aurora
Promenade.
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September 27, 2010 121
11.14.1 Parking Requirements
a) The following parking requirement standards shall apply within the
Downtown Area and Upper Downtown Area designations:
i. New non-residential uses or new residential units
developed within any existing building are exempt from
any additional parking requirements;
Ii. New non-residential development within the Downtown
Area designation shall be required to provide a minimum of
1.0 and a maximum of 2.0 parking spaces per 100 square
metres of Gross Floor Area; and,
Iii. New residential development shall require a minimum of
1.0 and a maximum of 1.25 parking spaces per unit,
inclusive of visitor parking.
b) The following parking requirement standards shall apply within the
Downtown Shoulder Area designation:
i. New non-residential uses or new residential units
developed within any existing building are exempt from
parking requirements;
ii. New non-residential development shall provide parking on
the basis of a minimum of 2.0 spaces and a maximum of
3.0 spaces per 100 square metres of Gross Floor Area;
and,
iii. New residential development shall provide parking on the
basis of a minimum of 1.0 and maximum of 1.25 spaces
per unit, inclusive of visitor parking.
c) The following parking requirement standards shall apply within the
Promenade General Area and Promenade Focus Area
designation:
i. All permitted retail uses, with the exception of hotels, shall
provide a minimum of 3.5 and a maximum of 4.5 spaces
per 100 square metres of Gross Floor Area;
ii. Hotels shall provide a minimum of 1.25 and a maximum of
1.5 spaces per room;
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September 27, 2010 122
iii. All permitted office and institutional uses shall provide a
minimum of 2.5 and a maximum of 3.0 spaces per 100
square metres of Gross Floor Area;
iv. Any new condominium apartment based residential
development shall provide parking on the basis of a
minimum of 1.0 and maximum of 2.0 spaces per unit,
inclusive of visitor parking, subject to a parking justification
study; and,
v. Any new freehold residential use shall provide a minimum
of 1.5 and a maximum of 2.0 spaces per unit.
d) For developments within the Upper Downtown Area, Downtown
Shoulder Area, Promenade General Area and Promenade Focus
Area designations, the following additional policies apply:
i. Where new development is proposed within 150 metres of
an existing public parking facility, the Town may reduce the
minimum parking requirement in recognition of the
enhanced public parking supply. The Town shall establish
the amount of the reduction on a case-by-case basis,
following an analysis of the size and utilization rate of the
public parking facility, and the development context of the
surrounding community. Regardless, the maximum
parking requirement reduction permitted under this policy
shall be up to 25 percent;
e) Notwithstanding the oarking parking requirements identified in this
Plan, land use specific and/or alternative parking requirements
may be provided in the implementing zoning by-law.
f) These parking requirements may be further reduced following the
introduction of high-order transit facilities along Yonge Street
and/or Wellington Street.
g) Council, at any time, may require or carry out a Comprehensive
Parking Management Strategy that reviews the development
potential within the Promenade Area, or sub-area within the
Promenade Area, for its impacts on the parking patterns both on-
site and within the vicinity of the Promenade Area. The Parking
Management Strategy will analyze current parking patterns and
recommend management strategies to address anticipated future
parking impacts
11.14.2 Cash-in-lieu of Parking
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September 27, 2010 123
a) Where a development is unable to provide all of the required on-
site parking spaces, the Town may accept cash-in-lieu of the
parking spaces that are not provided. The minimum parking
requirement shall be used to calculate any parking space
deficiency. The cost of each parking space shall be established by
the Town, and may be waived for any specific development, at the
discretion of the Town. The funds raised through this provision
shall be utilized by the Town solely for the purchase of property for
public parking and/or the building of public parking within the
boundaries of The Aurora Promenade, as identified on Schedule
‘B1_’ to this Plan.
11.14.3 Design Policies for Parking Lots/Facilities
a) In order to reinforce streets as primary public spaces, the
locations of parking, driveways and service entrances and loading
areas need to be carefully considered and coordinated with the
locations for pedestrian entrances. As such, parking facilities,
service access points, loading areas and any visible garbage
containers and/or mechanical equipment are to be consistent with
the Design Guidelines contained within The Aurora Promenade
Concept Plan – Urban Design Strategy, and:
i. Located in a manner that has a minimal physical impact on
sidewalks and accessible open spaces. Shared
driveways, service courts at the side and rear of buildings
are encouraged to provide for these functions;
ii. Prohibited in the front yard of any buildings within The
Aurora Promenade. Surface parking and/or servicing
facilities may be permitted within the rear yard or, in the
case of house form buildings within certain designations,
within the interior side yard;
iii. Appropriately screened from view from the street. Surface
parking lots shall respect the Build-Within Zones. Where
surface parking must be provided, the visual impact of
large surface lots shall be mitigated by a combination of
setbacks, and significant landscaping including, pavement
treatments, low walls or decorative fencing, landscape,
trees and lighting throughout parking lots and along its
edges;
iv. Encouraged to be provided in structures, either above, or
where possible, below grade. Where a parking structure is
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September 27, 2010 124
above grade, it shall include a façade with active uses at
grade and appropriate architectural articulation. Entrances
to below grade or structured parking and service areas
should occur within the building; and,
v. Accessed off side streets or through shared driveways
and, preferably, shared rear lanes.
11.15 Policies for Signage and Lighting
a) Signage is a critical component of building design and can
demean the quality of the street if not designed to be
complementary to the character of The Aurora Promenade. In
addition, lighting is an essential consideration to ensure safe
pedestrian places. Signage shall be consistent with the Design
Guidelines contained within The Aurora Promenade Concept Plan
– Urban Design Strategy, and the following policies shall apply:
i. Internally lit signage and/or internally lit canopies are not
allowed;
ii. Mobile box signage is not allowed;
iii. Third party signage is not allowed;
iv. Signage will address the amount and type of illumination,
size, materials, typography and design;
v. Signage shall be an integral part of the architecture of a
building;
vi. Signs should be designed to complement the building and
enhance the visual appeal of the street;
vii. Signs shall be designed in consideration of nearby
residential uses, in terms of size, materials, and location;
viii. The ratio of sign band to building mass shall be restricted
through a site plan agreement such that the signage does
not dominate the façade;
ix. Exterior lighting shall be designed to promote pedestrian
comfort, safety and provide a high quality ambiance. In
addition, accent lighting is required to emphasize built form
and landscape elements. Pedestrian scale lighting shall
be provided adjacent to streets, walkways, Squares,
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September 27, 2010 125
pedestrian routes and in parks, Squares and courtyards;
and,
x. Pedestrian realm signage and lighting should be
coordinated. Pole mounted pedestrian light fixtures with a
light source at 3.5 to 4.5 metres high and a spacing of 3.5
to 15 metres is recommended.
11.16 Policies for Encroachments
a) Permanent structural components of any building (colonnades and
balconies) are not permitted to encroach into the defined
pedestrian realm. The following encroachments into the public
realm and onto or over the public sidewalk may be permitted
subject to approval of an appropriate permit by the Town
i. Awnings;
ii. Outdoor cafes and seating for restaurants; and,
iii. Semi-permanent structures, including entry features,
arcades and perpendicular signage attached to the
building.
b) The amount of any permitted encroachment, whether temporary
or permanent, shall be established by the Town on a site-by-site
basis.
11.17 Polices for Implementation
a) The Aurora Promenade - Concept Plan - Urban Design Strategy -
All development shall be consistent with The Aurora Promenade -
Concept Plan - Urban Design Strategy.
b) Site Plan Approval – All development and/or redevelopment that
creates new buildings, or new Gross Floor Area in excess of 15
percent of existing Gross Floor Area within The Aurora
Promenade shall be subject to the Site Plan Control provisions of
this Plan. Where Site Plan Control is required, no building permit
may be issued by the Town without first reviewing the
development application in the context of all the principles and
regulations identified within this Plan.
The Town shall utilize the Site Plan Approval process to the
maximum extent permissible by the Planning Act. Specifically, the
Town may consider matters related to exterior design, including,
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September 27, 2010 126
and without limitation to the character, scale, materials, colour,
appearance and design features of buildings for all development
and/or redevelopment in The Aurora Promenade.
c) While the performance standards in the preceding policies
pertaining to massing and angular plane provisions are intended
to be fixed standards, there may be some site specific lot
configurations and key corner and terminus sites that necessitate
a variance to these standards. Such variances may be facilitated
through rezoning or minor variance and shall not require an
Official Plan Amendment, provided the intent of the applicable
policies of this Plan and the Aurora Promenade Concept Plan –
Urban Design Strategy are achieved. This policy does not apply
to development proposals seeking additional building height over
and above the permissions set out within this Plan.
cd) Community Improvement Plan – All lands within The Aurora
Promenade are to be identified as within a Community
Improvement Project Area. The Town shall consider the
preparation of a Community Improvement Plan or a series of
Community Improvement Plans, in order to identify public realm
improvement priorities and establish incentive programs to assist
the private sector in improving their properties. In addition, the
Town may use incentives established through a Community
Improvement Plan to influence the location and timing of
development throughout the Aurora Promendae. The qualification
criteria for any proposed incentive program shall include the
requirement that all non-residential properties within The Aurora
Promenade be included within an Aurora Promenade Business
Improvement Area.
de) The Aurora Promenade Business Improvement Area – All lands
within The Aurora Promenade, shall, over time, be considered for
inclusion within the boundaries of a Business Improvement Area.
Until such time that a BIA is established, the Town shall consider
an officer and/or committee specifically assigned to guide and
oversee improvements in The Aurora Promenade and to monitor
the implementation of The Aurora Promenade Concept Plan –
Urban Design Strategy.
ef) Heritage Conservation District – The Town shall consider the
designation of all properties within the Downtown Area and
Downtown Shoulder Area designations as a Heritage
Conservation District under the Ontario Heritage Act. Part of the
designation process shall include the preparation of detailed urban
design and architectural control policies that will further protect the
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September 27, 2010 127
heritage character of the area, and will promote new development
and/or redevelopment that is compatible with the identified
heritage objectives of this Plan.
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September 27, 2010 128
12.0 ESTABLISHING A LINKED GREENLANDS SYSTEM
A strong, interconnected Greenlands System provides many
environmental benefits, opportunities for recreation and contributes to
overall health and a high quality of life for residents and visitors.
Straddling the Oak Ridges Moraine and three large watersheds, the Town
of Aurora is rich in natural features, including extensive wetlands and
woodlands. These areas are the habitat of a wide variety of plant and
animal species and play an important role in the local and regional
ecology and native biodiversity.
This Plan establishes a linked Greenlands System that includes policies
and mapping that protects and complements key natural heritage features
and key hydrologic features. This Plan also promotes a system of public
parks and open spaces that are integrated and connected within the
linked Greenlands System.
12.1 Objectives
a) Promote a systemic approach to environmental protection, based
on the interdependence of the natural environment.
b) Create a continuous Public Parkland System, which allows for a
full range of year round active and passive outdoor activities for all
residents of Aurora.
c) Promote an interconnected Greenlands System through the
linkage and integration of Environmental Protection Areas, Public
Parkland and the Oak Ridges Moraine, with an aim to strengthen
the natural environment and enrich human enjoyment of it.
d) Enhance the Greenlands System through a comprehensive
network of trails, in accordance with the Town’s Trails Master
Plan.
12.2 The Greenlands System
a) It is a fundamental principle of this Plan that the Town promote an
active, healthy lifestyle for its residents. The provision of a highly
integrated system of environmentally protected lands, parks, trails
and recreation facilities that are well distributed, strategically
located, well maintained and diverse plays an important role in
encouraging community members to have active and healthy
lifestyles.
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September 27, 2010 129
b) Council recognizes the important contribution that natural systems
and their related ecological and hydrological functions, in
conjunction with and the public open space system, make to the
creation of a vibrant, livable Town.
c) As per Schedules ‘A’ and ‘E’, Aurora’s Greenlands System is
comprised of three main components:
i. Public Parkland designation;
ii. Private Parkland designation;
iii. Environmental Protection Area designation.
d) This Plan also implements the Lake Simcoe Protection Plan within
that portion of the Town which lies within the Lake Simcoe
Watershed as well as the policies of the Oak Ridges Moraine Plan
and Oak Ridges Moraine Act.
12.3 Public Parkland Designation
12.3.1 Intent
a) The Town of Aurora includes a complex system of existing public
open spaces and trails. The public road network is also
considered a key component of the overall trails network. In the
future it is anticipated that this system will be continuously
expanded and improved.
b) Public Parkland may be located within any land use designation.
It is the intent of Council that existing and new Community and
Neighbourhood Parks shall be designated 'Public Parkland'.
These areas will be maintained as open space with facilities that
meet the recreation needs of residents, tourists and visitors, in
accordance with the Town’s Parks and Recreation Master Plan.
c) It is Council’s intention to plan and develop a system of pedestrian
and bicycle routes and recreation trails that will link residential
areas, parks and other recreational facilities. Where these facilities
are located off-road, they shall be identified as linear park space.
12.3.2 Permitted Uses
a) Permitted uses on lands identified as ‘Public Parkland’ on
Schedule ‘A_’ include:
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September 27, 2010 130
i. passive and active recreation uses;
ii. conservation uses;
iii. cemeteries;
iv. commercial and/or office uses accessory to uses i. to iii.
above; and,
v. public uses and public and private infrastructure.
b) 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.
12.3.3 Policies
a) Council shall retain, where appropriate, Town-owned lands in
public ownership and use these lands for public recreation
purposes. It is expected that privately owned lands will also
continue to contribute to the visual open space of the Town.
b) Council shall endeavor to ensure that privacy and security impacts
of public parkland and linkages/trails on adjacent private property
can be mitigated.
c) It is Council’s objective shall endeavor to achieve public parkland
on a Town-wide basis in accordance with the following
requirementsservicing ratios, having regard to the Town’s Parks
and Recreation Master Plan:
i. Community Parks at 2.5 hectares per thousand residents;
ii. Neighbourhood Parks at 1.5 hectares per thousand
residents; and,
iii. Linear Parks/Trails at 1.0 hectares per thousand residents.
d) Council shall continue to acquire parkland through the parkland
dedication policies of the Planning Act, and by other means at
their disposal, including purchase. Council may accept cash-in-
lieu of parkland, and may use the funds generated to augment the
supply of parkland across the Town.
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September 27, 2010 131
e) Any changes to the size and configuration of the lands identified
as ‘Public Parkland’ on Schedule ‘A_’ shall require an Official Plan
Amendment.
f) The actual locations, sizes, functions and configurations of all
components of the parks system that as yet, do not exist, will be
confirmed and finalized through subsequent development
approvals.
g) All components of the parks system that meet the minimum size
requirements of this Plan shall be accepted by Council as
contributing to the parkland dedication requirements of the
Planning Act. No component of the parks system shall be
accepted as parkland dedication if it incorporates components of
an ‘Environmental Protection Area’ or public utility that encumbers
its use for landscaping or building in any way.
h) Where parkland is dedicated as a result of Planning Act
approvals, the boundaries of the parkland will be defined by
fencing installed to Council’s satisfaction at the developer’s
expense. Access gates shall be prohibited.
i) Council may restrict or prohibit cemeteries and active outdoor
recreation activities such as golf courses which could harm the
natural environment in Environmental Protection Areas and on the
Oak Ridges Moraine. Such uses shall only be permitted with the
consent of the Ministry of Natural Resources, the Ministry of the
Environment, the appropriate Conservation Authority and, where
applicable, the York Region Medical Officer of Health. All
appropriate environmental management policies contained in this
Plan shall apply to the Public Parkland designation.
12.3.4 Public Parkland Components
a) Lands designated 'Public Parkland' are identified on Schedule
‘A_’, and include Town parks and other publicly owned lands.
b) Parkland identified with a Community Park (CP) symbol on
Schedule ‘A_’ will generally have an area specific to the
environmental, heritage or recreation demand served by the
facility. Community Parks are intended to serve the entire
community and visitors to the Town. Facilities in a Community
Park may include major playgrounds, major athletic fields, multiple
tennis and multi-purpose courts, skateboard parks, indoor and
outdoor ice facilities, seating areas, walkways, community centres
and indoor and/or outdoor swimming facilities, leash-free dog
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September 27, 2010 132
zones, water play facilities, picnic areas, trails and walkways,
boardwalks, observation areas, interpretive/educational centres,
pavilions, museums, horticultural facilities, amphitheatres and
visitor service centres.
c) Community Parks will have a high level of landscaping, including
major entrance features and structured development that is limited
to that necessary to serve the particular on-site facilities. This
may include parking, washrooms, concessions, picnic areas and
equipment storage buildings. With the exception of maintenance
and upgrades, development of a Community Park shall require
preparation of a detailed Site Master Plan including storm water
management, lot grading, landscaping and lighting. This may
include a public pre-consultation process in order to ensure that
compatibility with surrounding land uses is considered.
d) Community Parks shall be a minimum of 4.0range in size from 4
hectares to 8 hectares hectares in size.
e) Neighbourhood Parks are identified on Schedule ‘A_’ with a
Neighbourhood Park (NP) symbol. They are intended to serve the
recreation and open space needs of the immediate surrounding
residential area. Facilities in a Neighbourhood Park may also
include playgrounds, athletic fields, tennis and multi-purpose
courts, outdoor skating rinks, minor level skateboard parks,
seating areas, trails and walkways, water play features,
interpretive areas and leash-free dog zones. This may include
parking, washrooms, concessions, picnic areas and equipment
storage buildings. In all cases, Neighbourhood Parks will have a
high level of landscaping and buildings shall be limited to those
necessary to serve the particular on-site facilities. With the
exception of maintenance and upgrades, development of a
Neighbourhood Park shall require preparation of a detailed Site
Master Plan including storm water management, lot grading,
landscaping and lighting.
f) Neighbourhood Parks shall be a minimum ofrange in size from 1.6
hectares to 4 hectares in size.
g) An Urban Wildlife Park is identified on Schedule ‘_‘A’, with a
specific focus on ecological management and conservation. The
Urban Wildlife Park shall provide interpretative information for park
users and the Town shall continue to engage with its partners
(e.g. Ducks Unlimited, the Ministry of Natural Resources and the
Region of York York Region) to maximize the ecological benefits
associated with the area.
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September 27, 2010 133
h) Parkettes represent the smallest parks and are intended to
provide neighbourhood green space, visual amenity and minor
open space areas and/or linkages within the Town. They are not
identified on Schedule ‘_’A’. Parkettes shall be designed and
developed to recognize their unique function and their surrounding
context.
i) Parkettes may be held in public or private ownership. If held in
private ownership, and considered part of the parkland dedication
requirement, then an easement for public access is required. All
Parkettes shall be designed and maintained by the owner, to the
satisfaction of Council.
j) Parkettes shall be a minimum of 0.35 hectares in size.
12.3.5 Design Policies for Public Parkland
Parks are key functional and aesthetic components of a neighbourhood
and should be designed to provide a fair distribution of amenity spaces for
a range of users, in a linked network.
a) Community Park and Neighbourhood Parks
i. All components of the lands designated 'Public Parkland’
and/or identified as a Community Park shall be developed
and improved over time on the basis of a Community Park
Master Concept Plan. The Community Park Master
Concept Plan shall identify the park’s role and conceptual
design components, including a priority list for
improvements over time.
ii. All components of the lands designated ‘Public Parkland’
shall be designed using the principles of CPTED (Crime
Prevention Through Environmental Design). All ‘Public
Parkland’ shall be well lit, limited visibility areas should be
minimized and opportunities to maximize visibility into
‘Public Parkland’ from surrounding neighbourhoods and
streets should be encouraged.
b) Neighbourhood Parks
i. Each Neighbourhood Park is located to perform a
particular function within its context. Generally, they are
located to be a neighbourhood focal point, centrally located
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September 27, 2010 134
and/or are integrated, where possible, with an adjacent
natural heritage feature or area.
ii. Neighbourhood Parks will provide opportunities for active
and passive recreation for residents generally within a 400-
metre radius. Neighbourhood Parks may include elements
such as play structures, informal playgrounds, seating,
hard surface areas, shaded areas under tree canopies or
open air structures, lighting, distinctive tree, shrub and
ground cover planting.
iii. Neighbourhood Parks should have road frontage for
visibility to the park. At a minimum, parks should front on
at least two public roads.
iv. Pedestrian access to parks should be clearly defined with
landscape or architectural elements to ensure an
appealing park presence.
v. Park design shall buffer adjoining residents.
vi. Where fencing is required, consideration shall be given to
fencing that is complementary to the park design and the
surrounding neighbourhood.
vii. Street trees should be planted along the edge of parks,
while not screening the view into parks.
viii. Seating and shade areas should be designed in concert
with trails and walkways and play areas.
c) Parkettes
i. Parkettes shall be dispersed throughout the community.
They are expected to provide key connecting links, provide
for chance meetings and enhance the overall open space
system.
ii. Parkettes shall be located on visible road frontages and
their entries should be clearly defined through landscape
treatment and built form elements.
iii. The design should provide a focal area or feature that
gives character and provides for a range of passive and
informal uses.
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September 27, 2010 135
iv. Pathways within Parkettes should connect to pedestrian
sidewalks and trails.
v. View corridors terminating at Parkettes should be
highlighted through landscape treatment and/or built form
elements.
vi. Plant material and development materials should
contribute to the distinctive character of Parkettes.
vii. Community mailboxes and information boards should be
considered in Parkettes.
12.4 Private Parkland Designation
12.4.1 Intent
a) The Private Parkland designation is intended to augment the
Town’s existing open space system by providing important
physical and/or visual linkages.
12.4.2 Permitted Uses
a) Permitted uses on lands identified as ‘Private Parkland’ on
Schedule ‘A’ include:
i. passive and active recreation uses;
ii. conservation uses;
iii. cemeteries;
iv. commercial and/or office uses accessory to uses i. to iii.
above; and,
v. public uses and public and private infrastructure.
b) 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.
12.4.3 Policies
a) Owners shall be responsible for controlling access, activities and
maintenance of private open spaces, including cemeteries.
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September 27, 2010 136
b) All relevant Environmental Protection Area and Oak Ridges
Moraine policies of this Plan, shall apply.
c) Structures, accessory to the open space use, as defined in the
Zoning By-Law, shall require Site Plan Agreements. The design
of such structures or developments shall be sensitive to their
environment. The environmental impact shall be evaluated and
approved by the applicable agencies, where such lands lie in
Environmental Protection Areas as required by this Plan.
d) Where private open space is publicly accessible, attracts large
numbers of people or may cause nuisance, signs, buffers, fences
or landscaping shall protect the privacy of adjacent private uses.
e) When private open space is proposed to be developed for another
use, Council may require:
i. an evaluation of the environmental impact;
ii. evidence that the proposed use is compatible with the
surrounding uses;
iii. an Official Plan, Secondary Plan and/or Zoning By-Law
amendment; and,
iv. a Plan of Subdivision and development agreement,
including the approval of the applicable agencies.
f) Where the appropriate Conservation Authority, the Ministry of the
Environment and the Ministry of Natural Resources have
approved minor infill and development, limited extension of uses
permitted on the property shall be allowed without requiring an
Official Plan Amendment.
g) Council may restrict or prohibit cemeteries and active outdoor
recreation activities such as golf courses which could harm the
natural environment in Environmental Protection Areas and on the
Oak Ridges Moraine. Such uses shall only be permitted with the
consent of the applicable agancies. All appropriate environmental
management policies contained in this Plan shall apply to the
Public Parkland designation.
12.56 Environmental Protection Area Designation
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September 27, 2010 137
This designation and associated policies are designed to identify, protect
and enhance the environmental features and functions that will form a
strong and permanent Greenlands System.
12.56.1 Permitted Uses
a) The permitted uses on lands designated Environmental Protection
Area shall be:
i. forest, fish and wildlife management;
ii. stewardship, conservation, restoration and remediation
undertakings;
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 and roads, but only if the need for the project
has been demonstrated through an Environmental
Assessment or other similar environmental approval or
planning approval and there is no reasonable alternative;
v. low intensity recreational uses 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 and institutional land.
vi. retrofits of existing stormwater management works (i.e.
improving the provision of stormwater services to existing
development in the watershed where no feasible
alternative exists) but not new stormwater management
works;
vii. an existing dwelling and accessory uses, buildings and
structures thereto; and,
viii. existing non-conforming uses, buildings and structures.
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September 27, 2010 138
b) 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.
12.56.2 Policies
a) Key natural heritage features and key hydrologic features
including their associated minimum buffer areas, are designated
as Environmental Protection Area on Schedule ‘E’. The
boundaries and extent of the Environmental Protection Area
designation shown on Schedule ‘E’ and the features identified in
Appendix ‘_’, are approximate. Minor adjustments or refinements
to these boundaries may occur through an Environmental Impact
Statement or Natural Heritage Evaluation that demonstrates the
appropriateness of the adjustment to the satisfaction of Council, in
consultation with relevant agencies. Such minor adjustments or
refinements will not require an amendment to this Plan.
b) 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 Statement or Natural Heritage
Evaluation that demonstrates the appropriateness of the change
to the satisfaction of Council, in consultation with relevant
agencies.
c) 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.
d) 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 Section.
Notwithstanding the policies above, development and or site
alteration shall not be permitted within wetlands and habitat of
endangered species, threatened species, and species of special
concern.
e) Development and/or site alteration shall not be permitted on lands
adjacent to the natural heritage features and areas identified in
policies 2.1.3, 2.1.4 and 2.1.5 of the Provincial Policy Statement
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September 27, 2010 139
unless the ecological function of the adjacent lands has been
evaluated and it has been demonstrated that there will be no
negative impacts on the natural features or on their ecological
functions
ef) 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 appropriate Conservation
Authority, will be required for these lands.
fg) Notwithstanding, the policies above, one new 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 Statement that demonstrates to the
satisfaction of Council, in consultation with relevant agencies, 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 dwelling shall not be permitted
within wetlands, the habitat of endangered, threatened or special
concern species or environmentally significant areas.
gh) Infrastructure and road design and construction shall be sensitive
to the features and functions within the Environmental Protection
Area designation, and include content sensitive design and
innovative technologies to minimize impacts and enhance the
Greenlands System.
hi) 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, Town
Council is not obligated to purchase and/or obtain lands identified
as part of the Environmental Protection Area designation.
ij) Where lands designated Environmental Protection Area are
considered for permitted recreation activities, appropriate buffers
from such elements as streams, wetlands or forests shall be
maintained. Where such key natural heritage or hydrologically
sensitive features are located on the Oak Ridges Moraine, as
shown on Schedules ‘L’, ‘M’, and ‘N’, appropriate minimum
vegetation protection zones shall be established in accordance
with the Table of Minimum Areas of Influence and Minimum
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September 27, 2010 140
Vegetation Protection Zones as set out in the Oak Ridges Moraine
Conservation Plan, and the relevant policies of this Plan.
12.67 General Environmental Protection Policies
While the Environmental Protection Area designation and policies will
contribute to the protection of an extensive Greenlands System, it is
recognized that certain lands outside of the Environmental Protection
Area designation may contain environmental 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 separation and buffers or vegetation protection zone from key
natural heritage features and key hydrologic features.
Unless specified otherwise, the following policies apply to all lands within
the Town of Aurora.
12.67.1 Policies
a) Development or site alteration on lands outside of the
Environmental Protection Area designation containing key natural
features or key hydrologic features identified through subsequent
study, will be subject to the Environmental Protection Area
designation permitted uses and policies.
b) The minimum vegetation protection zone for all key natural
heritage features, key hydrologic features and woodlots shall be
established by an Environmental Impact Statement, subject to the
approval of Council, in consultation with any relevant agency.
c) An application for development or site alteration within 120 metres
of the Environmental Protection Area designation, or a key natural
heritage feature or key hydrologic feature identified on Schedule
‘E’, shall be accompanied by an Environmental Impact Statement
meeting the following requirements:
i. demonstrate that the development or site alteration applied
for will have no adverse effects on the key natural heritage
feature, key hydrologic feature, Lake Simcoe and its
associated vegetation protection zone, or on the related
ecological functions;
ii. identify planning, design and construction practices that
will maintain and, where feasible, improve or restore the
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September 27, 2010 141
health, diversity and size of the key natural heritage
feature or key hydrologic feature and its 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
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 a sufficient minimum vegetation protection zone
is sufficient to protect the ecological functions of the
feature and the area being evaluated, in particular where
this feature or area is adjacent to a coldwater stream,
headwaters, freshwater estuaries, steep slope or is acting
as or has 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 vegetation protection zone
is sufficient 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; and
vi. to protect the function of the feature or protect
opportunities for feature enhancement, specify the
dimensions of the required vegetation protection zone.
d) Notwithstanding Section 12.4.1, where an application for
development or site alteration is of a minor nature, Council in
consultation with any relevant agency, may waive the requirement
to conduct an Environmental Impact Statement or scope down the
study requirements.
e) Where, through an application for development or site alteration, a
buffer or vegetation protection zone is required to be established
as a result of the application of the policies in this Plan, the buffer
or vegetation protection zone shall be composed of native, non-
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September 27, 2010 142
cultivar, non-invasive species, and maintained as natural self-
sustaining vegetation.
f) 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 and shorelines to their natural state.
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;
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; and,
hg) Development and site alteration is not permitted within fish habitat
except in accordance with federal and provincial requirements and
approvals.
ih) Where development and site alteration is proposed within an area
regulated by the a Conservation Authority, the owner or proponent
is required to obtain all necessary approvals and/or permits from
the Conservation Authority.
ji) 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.
kj) 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 ecological
function the trees provided, in accordance with the International
Soceity of Arboriculture Vegetation Evaluation criteria or other
nationally recognized standard.
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September 27, 2010 143
lk) Council will recognize significant ground water recharge areas:
i. as a significant groundwater recharge area by any public
body for the purposes of implementing the Provincial
Policy Statement (PPS);
ii. as a significant groundwater recharge area in the
assessment report required under the Clean Water Act,
2006; or
iii. by the appropriate Conservation Authority in partnership
with the Ministry of the Environment and Ministry of Natural
Resources as an ecologically significant groundwater
recharge area in accordance with the guidelines developed
under policies of the Lake Simcoe Protection Plan.
Furthermore, Council will incorporate significant groundwater
recharge areas into the Official Plan together with policies to
protect, improve or restore the quality and quantity of groundwater
in these areas and the function of the recharge areas in
accordance with guidance from the Ministry of Environment,
Ministry of Natural Resources, and appropriate Conservation
Authority.
ml) An application to establish or expand a permitted recreational use
shall be accompanied by a Water Use Plan that demonstrates:
i. water use for maintenance or snow-making or both are
kept to a minimum;
ii. grassed, watered and manicured areas will utilize grass
mixt ures that require minimal watering and upkeep, where
possible;
iii. crossings of intermittent and permanent streams are kept
to a minimum;
iv. water-conserving technologies (such as low-flow toilets
and shower heads) are used in clubhouses and
restaurants where applicable;
v. water-conserving technologies (such as timed irrigation
systems designed to reduce evaporation losses, and
recycling of water from under greens) are used in the
irrigation and watering of sports field surfaces, golf
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September 27, 2010 144
fairways, tees and greens, and landscaped areas around
buildings and structures, where applicable;
vi. other water conservation technologies (such as rainwater
harvesting or reuse of stormwater) will be used to reduce
water use; and
vii. stormwater treatment facilities are used to capture and
treat runoff from areas with impervious surfaces.
12.67.2 Hazard Lands
Natural Hazard areas (such as floodplains, areas subject to erosion,
unstable soils and wetlands) that have been delineated by the appropriate
Conservation Authority are included within the regulation limits identified
under Ontario Regulation 179/06. These areas are generally included in
the Environmental Protection Area Designation on Schedule ‘E’.
a) Flooding and Erosion Hazards - River and Stream Systems
Lands prone to erosion, slope instability and riverine flooding are
generally included in the Environmental Protection Area
Designation in Schedule ‘E’. The LSRCA uses the Hurricane
Hazel storm as the regulatory flood standard for riverine systems
in the Lake Simcoe watershed. The one-zone concept for
floodplain management is applied across the Lake Simcoe
watershed. The precise location of hazardous areas will be
established, to the satisfaction of Council and the appropriate
Conservation Authority when considering development
applications.
i. Development shall be directed away from hazardous lands
adjacent to rivers and streams.
ii. New development will generally be prohibited in areas that
are subject to flooding.
iii. New development and/or site alternation shall comply with
policies 3.1.2 and 3.1.4 of the Provincial Policy Statement
(2005), and any other applicable policies of the Provincial
Policy Statement (2005).
iiiiv. For existing lots of record development may be permitted
subject to the following:
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September 27, 2010 145
• that the building site be subject to less than one (1)
metre of flooding and less than one metre per second
of flow velocity in a regulatory storm event;
• that the building site have safe access to lands located
above the regulatory flood elevation; and
• that development occur in accordance with the
Watershed Development Policies of the appropriate
Conservation Authority, as amended from time to time.
iv. Erosion areas may be determined by technical evaluation
and study through the planning and the development
applications, the cost of which will be borne by the
developer.
vi. The determination of the erosion hazard limit will be based
on the combined influence of the:
• toe erosion allowance;
• stable slope allowance;
• erosion access allowance; and
• flooding hazard limit or meanderbelt allowance, and will
be guided by the Natural Hazards Technical Guides
prepared by the Ministry of Natural Resources.
vii. A topographic survey prepared by an Ontario Land
Surveyor (OLS) and a floodplain impact analysis prepared
by a Licensed Professional Engineer may be required for
any development proposed within the floodplain.
b) Hazardous Sites
i. Development shall be generally directed away from
hazardous sites such as areas of unstable slopes and
unstable soils.
ii. A geotechnical/soils report shall be required prior to any
development within or adjacent to hazardous sites. This
report shall be prepared to the satisfaction of Council and
Conservation Authority.
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September 27, 2010 146
iii. A 6-metre erosion access allowance shall be provided
beyond the delineated hazard area.
12.6.3 Forest Management Policies
a) Maintain, protect, refurbish and where necessary reforest
significant forest areas as outlined in Schedule ‘D’ of this Plan.
b) Recognize that Forest Areas provide:
i. natural habitats for wildlife (flora and fauna);
ii. erosion control;
iii. sustenance of the aquifer;
iv. climate control; and,
v. aesthetic and recreational resources.
c) Ensure the ongoing capacity of forest areas to sustain forest
wildlife. To this end, Council may require buffers of up to 10
metres from the dripline of forest resource areas.
d) Limit human interference to good management practices in forest
areas which are to remain urban wilderness parks. Signs shall
advise visitors appropriately.
e) Promote reforestation and tree planting in all private and public
forest areas.
f) Co-operate with the Region of York in the preparation and
enforcement of a Tree By-Law under the Trees Act, aimed at
regulating the cutting of trees.
g Encourage forested areas to be left in their entirety in subdivision
and site plan designs and to be supported by the proposed Tree
By-Law.
h) Council shall develop and implement a woodland strategy in co-
operation with the Ministry of Natural Resources and the
Conservation authorities. Such a strategy will:
i. identify specific goals and objectives for managing forest
resource areas;
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September 27, 2010 147
ii. inventory resources;
iii. identify resources to be protected and appropriate
methods of protection; and,
iv. develop an implementation strategy.
12.8 Oakridges Moraine Policies
[Oak Ridges Moriane policies have been removed from the new
Official Plan. Existing Oak Ridges Moraine policies under the old
Official Plan will be retained and included in the new Official Plan
through a future administrative/consolidation process].
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September 27, 2010 148
13.0 CONSERVING CULTURAL HERITAGE RESOURCES
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.
13.1 Objectives
a) Conserve and enhanced recognized 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 cultural heritage and
involve the public in heritage resource decisions affecting the
municipality.
13.2 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 Aurora 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/or alteration of
designated heritage properties and resources provided
under the Ontario Heritage Act and as set out in Section
13.3 of this policy;
ii. Requiring the preparation of aThe power to require a
Heritage Impact Assessment and
Restoration/Conservation Plan for development proposals
and other land use planning proposals that may potentially
The Town of Aurora Official Plan
September 27, 2010 149
affect a designated or significant heritage resource or
Heritage Conservation District;
iii. Using zoning by-law provisions to protect heritage
resources by regulating such matters as use, massing,
form, design, 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) Landowner cost share agreements should be used wherever
possible to spread the cost of heritage preservation over a block
plan or a secondary plan area on the basis that such preservation
constitutes a community benefit that contributes significantly to the
sense of place and recreational and cultural amenities that will be
enjoyed by area residents.
f) Financial securities from the owner may be required as part of the
conditions of site plan or other development approvals to ensure
The Town of Aurora Official Plan
September 27, 2010 150
the retention and protection of heritage properties during and after
the development process.
g) 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 TownCouncil 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.
i) The TownCouncil shall coordinate and implement its various
heritage conservation objectives and initiatives in accordance with
its Heritage Program.
j) The TownCouncil 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,The Council of Aurora, as well as Regional and
Provincial authorities shall, where possible, 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 policythe policies of
this Plan.
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 TownCouncil will shallundertake maintain its to develop a
signage and plaquing system program for cultural heritage
resources in the Town.
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September 27, 2010 151
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 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 designated heritage property facility shall
comply with the Town of Aurora Accessibility Technical Standards
except where such alterations are deemed to alter the essential
nature or substantially affect the viability of the enterprise, as
allowed for under the Ontario Human Rights Code, or affect the
defining heritage attributes.
13.3 Policies for Built Cultural Heritage BuildingsResources
a) The Town shall will maintain a Cultural heritage resources
Register of Cultural Heritage Resources that are considered
significant and have been identified by one or more of the
following means:
i. designated under the Ontario Heritage Act;
ii. protected by an easement entered into under the Ontario
Heritage Act;
iii. designated by the National Historic Sites and Monuments
Board as a Natinal Historic Site;
iv. identified by the Province of Ontario;
v. endorsed by the Council as having significant cultural
heritage value, including 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.
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September 27, 2010 152
b) The Register shall contain documentation, for these resources
including legal description, owner information, statement of
cultural heritage value and description of the heritage attributes for
designated properties. A sufficient description of for each
designated and listed heritage resources will also be included.
Tto ensure effective protection and to maintain its currency, the
Register shall be updated regularly and be accessible to the
public.
c) 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.
d) Evaluation Criteria for assessing the cultural heritage value of the
cultural heritage resources have been developed by the Town in
consultation with its Municiapl Heritage Committee. The
identification and evaluation of cultural heritage resources must be
based on the following core values:
i. asethetic, design or physical value;
ii. historical or associative value; and/or,
iii. contextual value.
de) Priority will be given to designating all heritage cemeteries and all
Class A heritage resources in the Cultural Heritage Resources
Register and heritage cemeteries under the Ontario Heritage Act.
ef) 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.
fg) Council may adopt a Demolition Control By-Law to prevent the
demolition, destruction or inappropriate alteration of residential
heritage buildings.
gh) Designated and significant cultural heritage resources in the Town
are shown in the Cultural Heritage Properties of Cultural Heritage
Value or Interest Map. The Map will be updated regularly without
the need for an Official Plan amendment.
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September 27, 2010 153
hi) 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.
ij) 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.
kj) Council may require that a A hHeritage iI mpact aAssessment be,
prepared by a qualified heritage conservation professional to the
satisfaction of the Town, shall be required for any proposed
alteration, construction, or any development proposal, including
Secondary Plans, 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 approv al 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 herit age 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.
The Town of Aurora Official Plan
September 27, 2010 154
kl) 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.
ml) 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;
iii. relocation to another site within the same development;
and,
iv. relocation to a sympathetic site within the Town.
mn) In the event that demolition, salvage, dismantling or relocation
irrevocable damage to a built heritage resource or cultural
heritage landscape is found to be necessary as determined by
Council, thorough archival documentation of the heritage
resources is required to be undertaken by the proponent, at no
cost to the Town. The information shall be made available to the
Town for archival purposes.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.
o) The above-noted archival documentation must be prepared by a
qualified person and include at least the following as appropriate,
or additional matters as specified by the Town:
i. architectural measured drawings;
ii. land use history; and
iii. photographs, maps and other available material about the
cultural heritage resource in its surrounding context.
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September 27, 2010 155
np) Minimum standards for the maintenance of the heritage attributes
of designated heritage properties shall be established and
enforced.
qo) 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.
rp) The Town may modify its property standards and by-laws as
appropriate to meet the needs of preserving heritage structures.
qs) 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.The Town’s “Guidelines
for Securing Vacant and Derelict Heritage Buildings” shall be
complied with to ensure proper protection of these buildings, and
the stability and integrity of their heritage attributes and character
defining elements.
r) Adoption of the Guidelines may be stipulated as a condition for
approval of planning applications and draft plans if warranted.
st) Council may delegate to staff the power to approve certain
classes of alterations of designated properties to facilitate timely
processing of such applications.
13.4 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.
c) The Town may use parkland dedication provisions to secure a
cultural heriage landscape.
cd) 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
The Town of Aurora Official Plan
September 27, 2010 156
municipalities, other levels of government, conservation
authorities and the private sector in managing and conserving
these resources.
13.5 Policies for Heritage Conservation Districts
a) Existing Designated Heritage Conservation Districts are shown on
Schedule ‘D’. Within these Districts, all applications and all
permits shall be reviewed in accordance with the approved District
Plan and in accordance with Section 13.5 l) of this Plan. In
addition, new District Plans shall be shown on Schedule ‘D’; such
additions to Schedule ‘D’ will not require an amendment to the
Official Plan.
b) Lands within the Heritage Resource Area shall may be considered
for a Heritage Conservation District Plan.
c) Prior to designating an area as a Heritage Conservation District
under Part V of the Ontario Heritage Act, the Town shall
undertake a study to:
i. Assess the feasibility of establishing a Heritage
Conservation District;
ii. Examine the character, appearance and c ultural heritage
significance of the Study area including natural heritage
features, vistas, contextual elements, buildings, structures
and other property features to determine if the area should
be preserved as a heritage conservation district;
iii. Recommend the geographic boundaries of the area to be
designated and the objectives of the designation;
iv. Recommend the content of the Heritage Conservation
District Plan;
v. Recommend changes required to be made to the Town’s
Official Plan, and any by-laws including zoning by-laws;
and,
vi. Share information with residents, landowners and the
public at large, as to the intent and scope of the study.
d) To control development prior to the designation of a Heritage
Conservation District, the Town may enact an Interim control By-
law. During the study period, which can last up to one year,
The Town of Aurora Official Plan
September 27, 2010 157
alteration works on the properties within the proposed Heritage
Conservation District study area including erection, demolition or
removal may be prohibited.
e) Properties already designated under Part IV of the Ontario
Heritage Act may be included as part of the Heritage Conservation
District to ensure comprehensiveness of the District.
f) Properties in a Heritage Conservation District may also be
designated under Part IV of the Ontario Heritage Act to ensure
consistent and effective protection.
g) A Heritage Conservation District Plan shall be prepared for each
designated district and include:
i. A statement of the objectives of the Heritage Conservation
District;
ii. A statement explaining the cultural heritage value or
interest of the Heritage Conservation District;
iii. Description of the heritage attributes of the Heritage
Conservation District and of the properties in the district;
iv. Policy statements, guidelines and procedures for achieving
the stated objectives and for managing change in the
Heritage Conservation District; and,
v. A description of the types of minor alterations that may be
allowed without the need for obtaining a permit from the
Town.
h) Minimum standards for the maintenance of the heritage attributes
of property situated in a Heritage Conservation District shall must
be established and enforced.
i) Any private and public works proposed within or adjacent to a
designated District shall respect and complement the identified
heritage character of the District as described in the Plan.
j) When a Heritage Conservation District is in effect, public works
within the District shall not be contrary to the objectives set out in
the District Plan. Further, no by-law shall be passed that is
contrary to the objectives as set out in the District Plan. In these
respects, the District Plan shall prevail.
The Town of Aurora Official Plan
September 27, 2010 158
k) A Permit is required for all alteration works for properties located
in the designated Heritage Cons ervation District. The exceptions
are interior works and minor changes that are specified in the
Plan.
l) A Heritage Impact Assessment may be required as part of a
heritage permit application and shall provide information as
specified by the Town.
The permit application shall include a Heritage Impact
Assessment and provide such information as specified by the
Town.
m) In reviewing all applications and all permits, the Town shall be
guided by the applicable Heritage Conservation District Plan and
the following guiding principles:
i. Heritage buildings, cultural landscapes and archaeological
sites including their environs should be protected from any
adverse effects of the proposed alterations, works or
development;
ii. Original building fabric and architectural features should be
retained and repaired;
iii. New additions and features should generally be lower than
the existing building and be placed to the rear of the
building or set-back substantially from the principal façade;
and,
iv. New construction and/or infilling should fit harmoniously
with the immediate physical context and streetscape and
be consistent with the existing heritage architecture by
among other things: being generally of the same height,
width, mass, bulk and disposition; of similar setback; of like
materials and colours; and using similarly proportioned
windows, doors and roof shape.
n) Council may delegate to Town staff the power to grant permits for
certain classes of alterations to be made to properties in a
designated Heritage Conservation District.
o) Development proposed adjacent to a designated Heritage
Conservation District shall be scrutinized to ensure that it is
compatible in character, scale and use. A Heritage Impact
Assessment may be required for such proposals.
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September 27, 2010 159
13.6 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 may 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) All development or site alteration is proposed on an
archaeological site or a site identified as having archaeological
potential, shall be required to prepare a Stage 1 Archeological
Assessment. A Stage 1 Archeological Assessment 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 prepared by a licensed archaeologist. Further,
where warranted by a Stage 1 Archeological Assessment, Draft
Plan of Subdivision/Condominium and/or applications for Site Plan
Approval shall be accompanied by a Stage 2 Archeological
Assessment, provided by the development proponent and
prepared by a licensed archeologist.
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.
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September 27, 2010 160
h) Archaeological resources identified in the archaeological
assessment shall be documented, protected, salvaged,
conserved, and integrated into new development as appropriate.
i) If warranted, the Town shall make regulation 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.
13.7 Policies for Town-owned Cultural Heritage Resources
a) The Town will designate all Town-owned cultural heritage
resources of merits under the Ontario Heritage Act and prepare
strategies for their care, management, and stewardship.The Town
shall designate all Town-owned heritage resources of merits
under the Ontario Heritage Act and shall prepare strategies for
their care, management, and stewardship.
b) The Town shall will protect and maintain all Town-owned heritage
resources to a good standard to set a model for high standard
heritage conservation.
c) Town-owned heritage resources shall be integrated into the
community and put to adaptive reuse, where feasible.
d) In the event that the ownership status is changed, the Town shall
enter into an easement agreement with the new owner or lessee
to ensure the continuous care of these resources, and, where
appropriate, maintenance of public access.
e) When the potential re-use or a change in function of a Town-
owned heritage resource is being contemplated, the potential
adverse impacts to the heritage attributes and significance shall
be carefully considered and mitigated.
f) The Town of Aurora Accessibility Standards will be applied to
public heritage facilities and will be assessed on a case-by -case
The Town of Aurora Official Plan
September 27, 2010 161
basis to determine the most effective and least disruptive means
of retrofit, where required, to improve accessibility for persons with
disabilities.
13.8 Policies for Heritage Cemeteries
a) All cemeteries of cultural heritage significance shall be designated
under the Ontario Heritage Act including vegetation and
landscape of historic, aesthetic and contextual values to insure
effective protection and preservation.
b) The heritage integrity of cemeteries shall be givin careful
considerartion at all times. Impacts and encrochmenst shall be
assessed and mitigated and the relocation of human remains shall
be avoided.
c) Archaeological and Heritage Impact Assessment, prepared by
qualified heritage conservation proffissonals, shall be required for
land use planning activities and development proposals on lands
adjacent to heritage cemeteries.
d) Standards and design guidelines for heritage cemeteries
conservation shall be developed, including the design of
appropriate fencing and commemorative signage.
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September 27, 2010 162
14.0 PROVIDING SUSTAINABLE INFRASTRUCTURE
The Town’s infrastructure system, including its transportation and
pedestrian networks, transit system, sewer, water and stormwater
systems and utilities, serve an essential role in a community’s successful
operation and ability to support development. The policies of this Plan
seek to ensure Aurora’s physical infrastructure is developed to meet the
needs of all residents and are consistent with the Town’s objectives for
managed growth and sustainable development.
14.1 Objectives
a) 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.
b) 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.
c) Ensure the development and maintenance of a safe, comfortable
and enjoyable environment for pedestrians and cyclists, along
roads and trails.
d) Ensure safe and convenient mobility for persons with special
needs.
e) Ensure stormwater management facilities are technically
appropriate and are integrated as key amenity spaces within the
Town’s overall Greenlands System.
f) Ensure stormwater management facilities are designed, built
and/or retrofitted to meet the requirements of the Lake Simcoe
Protection Plan.
g) Strive towards elimination of excess water and energy
consumption, and waste production.
h) Support high environmental standards in water and sewage
processing.
i) Support opportunities for increased energy generation, supply and
conservation, including alternative energy systems and renewable
energy systems.
The Town of Aurora Official Plan
September 27, 2010 163
j) Phase development to ensure cost-effective and efficient use of
infrastructure and utilities.
14.2 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 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 the Town
with respect to Active Transportation are:
i. to promote multi-modal access throughout the community
and to encourage an active, healthy lifestyle for the
citizens of Aurora;
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,
vii. to improve accessibility to transit and transportation
facilities for special user groups.
14.2.1 General Transportation Policies
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September 27, 2010 164
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
(November 2009).
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.
d) Notwithstanding any other provisions of this Plan, transportation
uses on lands located within the Oak Ridges Moraine Area shall
be subject to the policies of the Oak Ridges Moraine Conservation
Plan and this Plan.
14.2.2 Policies for Roads
a) The transportation network, for purposes of right-of-way
protection, is shown on Schedules ‘I’ and ‘J’. The transportation
network is intended to provide for the efficient and safe passage of
pedestrians and cyclists, the operation of an efficient public transit
system and provide for the balanced usage of motor vehicles.
Schedules ‘I’ and ‘J’, 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 Plan.
b) All road improvements and new road projects shall be undertaken,
in accordance with the provisions of the Municipal Engineers
Association’s Municipal Class Environmental Assessment
(Municipal Class EA).
c) All proposed development located adjacent to, and in the vicinity
of a Provincial highway 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.
The Town of Aurora Official Plan
September 27, 2010 165
d) The functional road classification and associated guidelines of this
Plan pertain to Highway 404, Arterial Roads, Collector Roads,
Local Roads and Lanes. Highways and the Arterial and Collector
Road network are as shown on Schedule ‘I’. This Plan reflects the
Town’s proposed road improvements for the next 20 years.
Roads are intended to function in accordance with the following
policies:
i. Highway 404 is a controlled access freeway with little
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 a
potential interchange at St. John’s Sideroad.
ii. Regional 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.
Regional Roads will generally limit private land access to
existing lots, and commercial and industrial uses, with new
residential 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 generally have a minimum right-of-
way width of between 20.0 and 45.0 metres, as identified
on Schedule ‘I’ and as articulated in the York Regional
Official Plan.
Sidewalks, with shade trees where possible, are required,
where possible, on both sides of all Regional Roads.
Bicycle lanes are to be considered on Arterial Roads
where they are generally identified as bicycle routes on
Schedule ‘K’ and in accordance with the Region’s
Pedestrian and Cycling Master Plan.
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September 27, 2010 166
iii. Yonge Street, between Vandorf Sideroad and just south of
St. John’s Sideroad, as shown Schedule ‘I’ is a municipal
road, and shall be subject to the detailed policies of the
Section 11.0 of this Plan, as they relate to the Aurora
Promenade.
iv. Municipal Collector Roads are identified on Schedule ‘I’.
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 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 where they are generally identified on
Schedule ‘I’.
v. Municipal Local Roads, which are not formally identified
on Schedule ‘I’, 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-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.
e) 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-
The Town of Aurora Official Plan
September 27, 2010 167
street parking and snow storage can be provided without impeding
normal traffic flows. These measures shall be implemented
through the subdivision approval process.
f) In the design of all roads except Provincial Highways, particular
regard will be given to adequate space and safety provisions for
the movement of pedestrians and cyclists, with a clear system of
through routes and for safe transfers on and off of transit vehicles.
g) The coordinated installation of utilities, sidewalks, trails, bicycle
routes, lighting and tree planting will be part of the planning,
design, and development of all roads.
h) Proposals for the widening or the inclusion of additional road lanes
on existing Regional Roads shall include pre-consultation between
the Region of YorkYork RegionYork 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. Such public consultation may be addressed through
a Municipal Class Environmental Assessment.
i) 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.
j) Development and redevelopment proposals that require an
Amendment to this Plan 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.
k) Road Widenings and Intersection Improvements and Alignments:
i. in the policies identifying road function, this Plan has
identified road allowance width parametres. 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, expected future development and
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the intended road function. For the purposes of the
Planning Act, each road described or shown on Schedule
‘J’ 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;
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 measures;
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 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,
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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.
kl) Where a road allowance is less than the prescribed width, and
additional widenings are required in accordance with the
transportation policies of this Plan, or to achieve an appropriate
geometric alignment, the Town may require that such widenings
or realignments be obtained through the development approval
process through dedication in accordance with the Planning Act.
lm) 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
Plan is adopted, then the standards for the right-of-way of the
road, as specified by this Plan, shall act only 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.
mn) Notwithstanding any other policy of this Plan, in the case of the
construction or reconstruction of Yonge Street or Wellington Street
where they are located, respectively, within the Aurora
Promenade, particular regard shall be had to the preservation or
enhancement of the character of the historic commercial
“mainstreet” sections. For these roads, no right-of-way widenings
beyond the existing right-of-way shall be considered, and, further,
the preparation of a detailed Streetscape Plan shall be required
and implemented by the Town. Such plans shall include
opportunities for enhanced pedestrian sidewalk zones, street tree
planting and provision for on-street parking in accordance with the
relevant policies of this Plan.
14.2.3 Design Policies for Roads
a) The Region and/or the Town shall consider the following 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;
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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. 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;
vi. 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,
vii. utility providers will be encouraged to consider innovative
methods of containing utility services on or within
streetscape features including, but not limited to,
gatewayentryways, lamp posts and transit shelters when
determining appropriate locations for larger equipment
and cluster sites.
14.2.4 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 on Municipal Local and Municipal
Collector Roads within residential neighbourhoods and
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September 27, 2010 171
roads identified as historic mainstreets wherever possible;
and,
ii. activities generating substantial commercial traffic will be
located near or adjacent to Highways and/or Regional
Roads.
14.2.5 Policies for Public Transit
a) It is the intent of this 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.
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.
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September 27, 2010 172
d) Development of new roads with transit route designations shall
have sidewalks on both sides.
14.2.6 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.
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.
14.2.7 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
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September 27, 2010 173
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
‘K’ 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;
• 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;
• where possible and feasible have grade separated
intersections with major transportation channels such
as provincial highways, arterial roads and railways;
• provide primarily nature oriented experiences;
• feature the Town's trail signage; and,
• by accessible in its main route to persons with
disabilities.
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September 27, 2010 174
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 facilitates commuting;
• where possible and feasible have grade separated
intersections with major transportation channels such
as provincial highways, arterial roads and railways;
• where possible follow off-street alignments; and,
• feature the Town's trail signage.
iv. The Heritage Trail, as outlined by LACAC shall:
• provide a route linking heritage structures and sites,
located mostly in the Heritage District;
• act as an urban trail, mostly along existing sidewalks;
• aim to have special, compatible street furniture,
landscaping and signage; and,
• link to other components of the trail network.
v. The Regional/Provincial and Equestrian Trails shall:
• function as or provide links to inter-municipal, Oak
Ridges Moraine, Holland River, and the Pineridge
Equestrian trails;
• coincide with any of the above trails components or
roads; and,
• combine signage, standards, regulations and
objectives of regional/provincial trail systems with the
Town's standards and signage.
c) Implementation of the proposed Auroral 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 shown on Schedule ‘K’ of this Plan, without
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September 27, 2010 175
requiring an Amendment to this Plan, as long as the changes
reflect the policies of this Section.
d) Trail lands shall be provided at a ratio of 1 hectare per 1000
residents.
e) Council shall consult with and obtain approval from the
appropriate Conservation Authority 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 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) Council shall place priority on developing the Aurora Trail Network
and Greenlands System along the Holland River and in the Oak
Ridges Moraine area.
j) 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,
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September 27, 2010 176
iv. to eliminate missing links in the network.
k) Council will encourage community involvement and support in
implementing, maintaining and improving the trail network.
l) Council will take measures to increase public awareness of the
Linear Open Space System/Aurora Trail Network.
m) Should the Trails Master Plan be amended and approved by
Council, the policies of this Plan shall be updated without the
necessity of an Official Plan Amendment.
14.2.8 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;
v. provide signs to enable users to find their way and to
ensure appropriate and enjoyable use of the facilities;
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September 27, 2010 177
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 crossing, over water courses where
required and appropriate to the scale of the watercourse,
subject to approval from the appropriate jurisdiction;
x. consider providing grade separation at key intersections of
trails with railways and Regional Roads; where trails cross
roads at grade, signs and where appropriate signals shall
assist safe crossing and orientation; at grade crossing of
trails at Regional Roads should only be made at controlled
intersections;
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 the York
Region; and,
xii. provide a vegetative buffer to all watercourses to the
satisfaction of the Conservation Authority.
b) Sections of the trail network which follow along public roads shall,
where resources permit:
i. feature special signage to help orient trail users and alert
vehicular traffic;
ii. be separated and/or screened from vehicular traffic;
iii. be sufficiently wide to accommodate different types of
non-motorized movement;
iv. receive priority in tree planting, landscaping and street
furniture such as lighting, benches, waste bins, public
phones and other features to enhance the safety and
amenity of the trail; and,
v. comply with the Town's regulations for sidewalks.
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September 27, 2010 178
c) Council shall support increased opportunities for cycling along
Regional Roads, including Wellington and Yonge Streets, while
having regard for the Active Transportation policies of this Plan.
d) When railway, 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 this
Section of the Plan. Efforts shall be made to legalize existing
trespass crossings. Any proposed rail crossing or portion of the
trail system which abuts the railway right-of-way, shall comply with
National Transportation Agency regulations, Transport Canada
and Canadian National Railway safety and security standards;
where trails cross or follow electric transmission lines,
requirements of Ontario Hydro shall be met.
14.3 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, it is the intent of this Plan to provide the
opportunity, wherever possible, for existing unserviced development to be
connected to the municipal systems.
14.3.1 General Policies
a) The Town supports the improvement and extension of municipal
sanitary sewage and water supply services, in accordance with
the provisions of this 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 Greenfield Residential and
Greenfield Employment designations, as shown on Schedule ‘A,’
shall not impose a financial burden on existing taxpayers.
Accordingly, such costs shall be the responsibility of the
developer(s), with appropriate Dev elopment 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.
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September 27, 2010 179
d) In areas within the Town where municipal sewage and/or water
services are not available, existing uses, buildings and structures
may be serviced by private sewage disposals and/or private well
water supply. Further, where municipal services are not available
within the Town, the development of a single detached dwelling on
an existing vacant lot of record may be permitted, subject to any
planning approvals and other policies of this Plan and the Lake
Simcoe Protection Plan.
e) 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.
f) 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.
g) It is expected that landowners within the areas designated
Greenfield Residential or Greenfield Employment as identified on
Schedule ‘A’ 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
the Town of Aurora.
h) Notwithstanding d) and g), a new on-site sewage system or a new
on-site sewage system or subsurface sewage works shall not be
permitted within 100 metres of any permanent stream or water
body except in the following circumstances:
i. a proposal for an on-site sewage system or subsurface
sewage works that would serve an agricultural use, an
agricultural-related use or a public open space;
ii. a proposal for an on-site sewage system or subsurface
sewage works that would replace or expand the capacity
of an existing on-site sewage system or subsurface
sewage works that will serve a use that would have been
permitted by the applicable zoning by-law, as of the
effective date of the Plan; or
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September 27, 2010 180
iii. a proposal for an on-site sewage system or subsurface
sewage works that relates to a development proposal for
only one dwelling, where the proposal would have been
permitted by the applicable zoning by-law, as of the
effective date of the Plan.
i) Notwithstanding any other provisions of the Plan to the contrary,
the provision of sanitary sewer and water service uses on lands
within the Oak Ridges Moraine Area shall be subject to the
relevant policies of of the Oak Ridges Moraine Conservation Plan
and this Plan.
14.3.2 Sewage and Water Allocation Policies
a) The Town 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 Town 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 Town
Council.
c) It is the policy of this 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, the Town shall afford the developer an
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September 27, 2010 181
opportunity to address the Town on the matter. Servicing
allocation shall be formally assigned at the time of the execution of
the subdivision agreement and/or condominium agreement.
e) The Town shall further assign municipal sewage and water
servicing allocation for development requiring site plan approval
according to the following procedures:
i. Confirmation by the applicant, in consultation with Town
and York Region Staff, 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 the Town to either
extend or revoke preliminary assignment of servicing
allocation. The Town, 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 tim e
frame, the agreement shall stipulate that a building permit
shall be obtained within six months, or other time period
as determined by the Town, of said execution date,
otherwise the agreement is deemed to be null and void,
unless further extension is given by the Town.
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.
14.4 Wellhead Protection Areas
It is the intent of this section of the Plan to ensure that ‘Wellhead
Protection Areas’ are comprehensively planned to protect the quality and
quantity of the water supply. ‘Wellhead Protection Areas’ are
schematically delineated in Schedule ‘LO’. 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.
14.4.1 General Policies for Wellhead Protection Areas
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September 27, 2010 182
a) Wellhead Protection Areas, as identified on Schedule ‘LO’, are
based on time of travel zones as follows:
i. a 100-metre pathogen zone around each wellhead;
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) 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, shall 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 in Section
14.4.1 b), a Risk Assessment and a Risk Management Plan may
be required.
d) The storage or use of pathogen threats by new land uses,
including the siting and development of stormwater 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 shown
on Schedule ‘LO’ and may be restricted within the 100-metre to 2-
year time of travel.
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September 27, 2010 183
e) 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.
f) Notwithstanding any other provisions of this Plan to the contrary,
Wellhead Protection Areas located within the Oak Ridges Moraine
Area shall be subject to the relevant policies of of the Oak Ridges
Moraine Conservation Plan and section 12.5.9 of this Plan.
14.5 Stormwater Management
It is the intent of this section of the Plan to manage development impacts
from storm water on Lake Simcoe and other streams within the watershed
in order to maintain and enhance water quality, protect fish and wildlife
habitat and prevent erosion.
14.5.1 General Policies for Stormwater Management Facilities
a) Stormwater management facilities 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 Statement shall be prepared to the
satisfaction of the Town, in consultation with the Conservation
Authority and any other agency having jurisdiction.”Stormwater
management facilities shall be permitted in all land use
designations except for the ‘Environmental Protection Area’
designation.
b) Stormwater management facilities will be key features within the
community contributing to the appearance and ambience, while
achieving functional objectives related to flow moderation and
water quality. The Town will seek to reduce stormwater run-off
volumes and pollutant loadings in Aurora by:
i. encouraging implementation of a hierarchy of source, lot-
level, conveyance and end-of-pipe controls;
ii. encouraging the implementation of innovative stormwater
management measures;
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September 27, 2010 184
iii. allowing for flexibility in dev elopment standards to
incorporate alternative community design and stormwater
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. supporting implementation of source control programs,
which are targeted to existing areas that lack adequate
stormwater controls;
vi. 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,
vii. 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.
c) Ponds will not be fenced, but rather will be designed with trails,
overlooks and interpretive signage so that they are an integral part
of the parks system.
d) Where there is a need to discourage public access to areas
around the perimeter of the ponds, living fences and barrier
plantings will be utilized in place of fencing. Barrier plantings will
be installed along the crest of steep slopes, adjacent to deep-
water areas and around inlet and outlet structures.
e) An application for development within 30 metres of any
Environmental Protection Area designation, may be required to
submit to the Town for approval a Storm Water Management Plan
that:
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September 27, 2010 185
i. evaluates storm water management on a “watershed”
based approach and that is consistent with local sub-
watershed evaluations and water budgets where
available;
ii. incorporates an integrated treatment train approach to
minimize storm water management flows and reliance on
end-of-pipe controls through measures including source
controls, lot-level controls and conveyance techniques,
such as grass swales, where appropriate;
iii. identifies the specific location of permanent end of pipe
facilities, the areas they will service, and considerations
for their size, shape and design criteria;
iv. evaluates, at appropriate geographic scales, predicted
changes in the water balance between pre-development
and post-development conditions, and evaluates how
such changes will be minimized;
v. evaluates, at appropriate geographic scales, anticipated
changes in phosphorus loadings between pre-
development and post-development, and evaluates how
phosphorus loading will be minimized;
vi. offers specific direction on how end of pipe storm water
management works shall be designed, to satisfy, at a
minimum, the enhanced protection level specified in the
Ministry of the Environment’s Storm Water Management
Planning and Design Manual, as amended;
vii. identifies criteria and circumstances upon which interim
storm water facilities may be considered or precluded;
and,
viii. notwithstanding the policies above, where an application
for development is of a minor nature, the Town in
consultation with any relevant agency, may waive the
requirement to conduct a Stormwater Management Plan
or scope down the study requirements.
f) The Stormwater Management Plan must address water quantity
controls to limit the post development flows to pre-development
flows for the 1 in 2-year to the 1 in 100-year storm events. A
minimum 24-hour detention of run-off from a 2mm storm shall be
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September 27, 2010 186
required for erosion protection and baseflow maintenance where
feasible.
g) Stormwater management facilities are to be located above the
existing 1:100-year floodplain; however, incremental storage
between the 1:100-year and regulatory floodlines is to be
maintained. The volume below the pond’s high water level shall
not be considered as available storage for the regulatory
floodplain. Berming for such facilities within the floodplain shall
not exceed a 0.3-metre elevation higher than the existing ground
elevation.
h) An application for major development shall be accompanied by a
Stormwater Management Plan that demonstrates:
i. consistency with stormwater management master plans
prepared under policy 4.5, when completed;
ii. consistency with the Lake Simcoe Protection Plan;
iii. an integrated treatment train approach will be used to
minimize stormwater management flows and reliance on
end-of-pipe controls through measures including source
controls, lot-level controls and conveyance techniques,
such as grass swales;
iv. through an evaluation of anticipated changes in the water
balance between pre-development and post-development,
how such changes shall be minimized; and,
v. through an evaluation of anticipated changes in
phosphorus loadings between pre-development and post-
development, how the loadings shall be minimized.
i) Every owner and operator of a new stormwater management
facility in the Lake Simcoe watershed shall be required to inspect
and maintain the works on a periodic basis.
j) Notwithstanding any other provisions of the Plan to the contrary,
the provision of storm sewer services on lands within the Oak
Ridges Moraine Area shall be subject to the relevant policies of of
the Oak Ridges Moraine Conservation Plan and this Plan.
14.6 Utilities
14.6.1 General Policies for Utilities
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September 27, 2010 187
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 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 utility Corridors 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 Statement.
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 of the Oak Ridges
Moraine Conservation Plan and this Plan.
g) Council will ensure that adequate utility network s are, or will be,
established to serve the anticipated development through
discussions with public and/or private utility providers.
h) Council 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.
14.6.2 Transmission Line Policies
a) Council shall Eencourage a program of burying lower voltage
electric wiring underground:
i. with priority to heritage areas and the historic town centre;
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September 27, 2010 188
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 Eensure that utility corridors not detract from
Environmental Protection areas through:
i. environmental assessments;
ii. vertical or horizontal circumvention;
iii. other alternatives.
14.6.3 Electric Power
a) Council shall ensure that Hydro One 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 Hydro One regarding site, subdivision,
secondary planning and rezoning proposals.
b) The Town Council shall promote small-scale opportunities for
increased power generation, supply and conservation, including
alternative energy systems and renewable energy systems.
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September 27, 2010 189
15.0 INTERPRETING AND IMPLEMENTING THIS PLAN
15.1 Interpretation
15.1.1 Interpretation of Boundaries
a) It is intended that the boundaries identified on the Schedules of
this Plan be considered as approximate. The boundaries may be
considered exact only where corresponding to existing roads,
railways, 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 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. The Town 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 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 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.
e) Notwithstanding any other policies of this Plan, the boundary of
the Oak Ridges Moraine shall not be further defined.
15.1.2 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 Town. 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
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September 27, 2010 190
accordance with such direction from the Region of YorkYork
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 interpretation of this document. An
Amendment to this 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.
15.1.3 Official Plan Review Process
a) The assumptions, principles, vision, objectives and policies of
this Plan shall be reviewed at least once every five years at a
meeting of Council, which shall be advertised in accordance with
the Planning Act, as amended.
b) The five-year review shall consist of an assessment of:
i. The continuing relevance of the vision that forms the basis
of all policies found in this Plan;
ii. The degree to which the objectives of this Plan have been
met;
iii. The effectiveness of the policies in the Plan in solving
problems; and,
iv. The change that has occurred in areas of transition.
15.1.4 Amendments to this Plan
a) It is a policy of this Plan that it should only be Amended when the
policies of this 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 Plan, the 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;
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September 27, 2010 191
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 Plan:
• planning principles and objectives shall not be changed
outside of the context of a full review of this Plan; and,
• planning policies may be changed as long as the
principles and objectives are met, and the intent of this
Plan is maintained.
iv. Suitability of the proposed change, with respect to:
• physical characteristics of the area, especially where
Environmental Protection Areas are involved, such as
the Oak Ridges Moraine Area, 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, Region of York, Lake Simcoe
Region Conservation Authority, Toronto and Region
Conservation Authority and any other appropriate
authority in response to the proposed change.
v. cCompatibility of proposed use with the surrounding area;
vi. eEffect on population and employment projections and
finances of the municipality;
vii. cConformity with the York Region Official Plan;
viii. cConformity with Provincial lLegislation and policies; and,
ix. cConsistency with the Provincial Policy Statement.
c) Where a proposed Amendment to this Plan involves the
conversion of lands designated either “Existing Employment Area”
or “Greenfield Employment Area” to any other designation on
Schedule ‘A’, a Municipal Comprehensive ReviewRegional
Municipal Comprehensive Review shall be required to support the
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September 27, 2010 192
Amendment in addition to the other conversion policies of this
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. cChanges the numbers of sections or the order of sections
in the Plan, but does not add or delete sections;
ii. cConsolidates previously approved Official Plan
Amendments in a new document without altering any
approved policies, or schedules;
iii. cCorrects grammatical or typographical errors in the Plan
which do not affect the intent or affect the policies or
schedules;
iv. rRewords policies or re-illustrates mapping to clarify the
intent and purpose of the Plan or make it easier to
understand without affecting the intent or purpose of the
policies or schedules; and,
v. tTranslates measurements to different units of measure or
changes references to legislation or changes to legislation
where the legislation has changed.
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.
15.2 Implementation
15.2.1 Complete Applications
a) This Plan identifies the following studies, plans and/or
assessments that the Town may require to support Official 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;
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September 27, 2010 193
iii. Master Plan;
iv. Context Plan;
v. Block Plan;
vi. Priority Lot Plan;
vii. Streetscape Plan;
viii. Environmental Impact Study;
ix. Phase 1 and 2 Environmental Site Assessment;
x. Heritage Impact Statement;
xi. Archaeology Phase 1 and 2 (Archaeological Assessment)
and Conservation Plan (if archaeology resources are
identified);
xii. Stormwater Management Plan;
xiii. Functional Servicing Plans (Sewer and Water);
xiv. Service Infrastructure Master Plan;
xv. Traffic Impact Study;
xvi. Parking Needs Study;
xvii. Transportation Master Plan including linkages to the trails
or parks system;
xviii. Noise and Vibration Impact Assessment;
xix. Shadow Studies;
xx. Lighting Plan/Photometric Analysis;
xxi. Slope Stability Study;
xxii. Flood Impact Study;
xxiii. Snow Storage Study/Plan;
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September 27, 2010 194
xxiv. Construction Impact Mitigation Study;
xxv. Tree Preservation Protection and Replacement Plan,
Landscape Analysis Plans, Tree Survey, Tree Inventory
and Vegetation Preservation and Enhancement Strategy;
xxvi. Entrance Analysis;
xxvii. Environmental Assessment Study;
xxviii. Hydrogeology/Hydrology Study;
xxix. Aggregate Potential Assessment/Compatibility Study;
xxx. Geotechnical Study;
xxxi. Soils Report;
xxxii. Accessibility Audit;
xxxiii. Community Health Promotion Audit;
xxxiv. Transmission Line I mpact Study;
xxxv. Power Generation Impact Study; and,
xxxvi. Any other study the Town 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 or Site Plan Approval.
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,
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September 27, 2010 195
ii. Additional studies may be determined necessary for
submission with the application based on the nature of the
application.
c) The TownCouncil 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 the
TownCouncil 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 the TownCouncil 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 the TownCouncil at the expense of the
proponent.
15.2.2 Special Study Area Plans or Secondary Plans
a) Council may prepare Special Study Area or Secondary Plans
where more detailed planning or policy direction is needed to
ensure orderly development or growth of sub-areas or
neighbourhoods;
b) Council may require a Special Study/Secondary Plan before
allowing development on rural land or before any major
redevelopment.
c) Where Special Studies/Secondary Plans do not conform to the
Official Plan but are deemed to be more current and valid, the
Official Plan will be amended to encompass the Secondary Plan.
d) Special Study or Secondary Plans shall include:
i. Social, economic, environmental and transportation
evaluations of planning proposals;
ii. The detailed future land use patterns and, or policies;
iii. Where new neighbourhoods are being planned:
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September 27, 2010 196
• the location and range of community facilities such as
community and neighbourhood parks, recreation,
convenience commercial centres and other support
services; and,
• distribution and mix of housing types, tenures, and
densities.
iv. Location, and standards of the arterial, collector and local
roads, pedestrian, bicycle and transit circulation system;
v. Method, extent and staging of municipal services, utility
services and storm water management; and,
vi. Detailed strategies to implement objectives such as
heritage, environmental protection or area specific urban
design guidelines.
e) Council shall invite the participation of the community and those
groups directly affected, in preparing and discussing the Plan.
f) Schedules ‘B’ and ‘H’ indicate proposed Secondary Planning and
Special Study Areas.
15.2.3 Implementing Zoning By-law
a) Council shall amend the Comprehensive Zoning By-Law to
conform with, and give effect to the provisions of this 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
The Town of Aurora Official Plan
September 27, 2010 197
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.
15.2.4 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.
15.2.5 Holding Zone
a) Where this 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 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 Plan shall require Council to zone any lands
for the designated use to permit immediate development. When
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September 27, 2010 198
Council receives an application for a suitable development project
according to the designation and policies of this Plan, the "(H)"
Holding zone may be removed by amending the Zoning by-law,
without amending this 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 Plan or to public uses.
15.2.6 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 Plan; and,
ii. Relocate the legal non-conforming use to an appropriately
designated and zoned 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:
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 Plan.
15.2.7 Site Plan Control
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September 27, 2010 199
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 street
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;
iv. Central storage, vaults, garbage and waste disposal
facilities which are functional, safe, and environmentally
sound;
v. Easements for water courses and public 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
The Town of Aurora Official Plan
September 27, 2010 200
materials used in a development proposal shall be to the
satisfaction of the Town or its 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. lLow density residential uses such as single detached,
duplex, triplex and fourplex dwellings and associated
accessory uses located outside of any designated
Heritage Conservation District and/or outside of any lands
designated “Stable Neighbourhoods”;
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) Council may require drawings showing plan, elevation and cross -
section views of each building to be erected for any development
located in a Heritage Conservation District.
f) Notwithstanding any other policy of this Plan, where lands are
located on the Oak Ridges Moraine, site plan control shall be in
accordance with the relevant policies of the “Oak Ridges Moraine
Conservation Plan” and the Oak Ridges Moraine policies within
this Planof the Town.
g) Development proposals shall provide sustainable design and
implementation initiatives for building design, site planning and
layout, site works and landscaping in accordance with Section 5.2
of this Plan and the Town’s Green Development and Design
Standardsthe policies of this Plan.
jh) 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 Transit Oriented Development
(TOD) Guidelines, to the satisfaction of the TownCouncil of Aurora
or its archit ectural consultant.
ik) Where design guidelines are not in place, the TownCouncil may
retain an architectural consultant to determine the
The Town of Aurora Official Plan
September 27, 2010 201
appropriateness of the proposed exterior design of a building and
design of the site plan in general.
lj) Where design guidelines are in place, the TownCouncil may retain
an architectural consultant to determine if the development
proposal is consistent with the design guidelines.
mk) In addition to the policies contained herein, development
proposals shall be consistent with the policies of this Plan.
nl) Council shall amend the Town’s Site Plan Control By-law in order
to implement the policies contained herein.
15.2.8 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.
b) Council shall adopt a procedural by-law to provide additional
direction to the Committee of Adjustment.
15.2.9 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.
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September 27, 2010 202
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;
ii. An indication of the extent to which the plan conforms to
this Official Plan, and the York Region Official Plan, when
adopted and to relevant Pprovincial Ppolicy 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. dDetails of the proposed development including:
• proposed alignment of Llocal and Ccollector 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.
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September 27, 2010 203
d) Council will recommend that the Region of YorkYork Region
approve only those plans of subdivision which:
i. Comply with the intent of this Plan;
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 and/or the Oak Ridges
Moraine.
15.2.10 Consent
a) Parcels of land created through consent shall conform with the
provisions of the Zoning By-Law and the policies of this 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,
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September 27, 2010 204
vi. aAvailability 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:
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) Consent which results in scattered or isolated residential development in
rural areas or that jeopardizes viable agriculture shall not be granted.
The policies of this Plan shall prevail to preserve good agricultural land.
The creation and purpose of a new parcel of land in rural areas shall
relate to agriculture.
e) 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,
Region of York Medical Officer of Health, Conservation
Authorities, Ministries of Environment, Natural Resources,
Agriculture and Food, Transportation, Education and others.
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September 27, 2010 205
f) Notwithstanding any other policies of this Plan to the contrary,
where lands are located within the Oak Ridges Moraine Natural
Core Area, Oak Ridges Moraine Natural Linkage Area, or Oak
Ridges Moraine Countryside Area designations, a lot may only be
created in accordance with the relevant policies of this Planthe
Town of Aurora.
15.2.11 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,
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 Region of YorkYork 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,
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September 27, 2010 206
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.
15.2.12 Community Improvement
a) Council may select areas with deficiencies or deterioration for
community improvement. The following deficiencies shall be
criteria for identifying improvement areas:
i. Municipal services such as water, sewers, roads,
sidewalks, street lighting;
ii. Public community services, such as indoor and outdoor
recreational facilities, community centres, libraries;
iii. Parking and streetscape;
iv. Physical, functional or economic instability such as vacant
and under used buildings; and
v. Age and condition of buildings which, if improved, can
become significant heritage assets.
b) Council shall identify by By-law, lands within Aurora to be
considered Community Improvement Project Areas.
c) Where available, Council shall seek Provincial and Federal
funding for carrying out community improvement.
d) Council shall carry out improvements on the basis of an approved
Improvement Plan.
15.2.13 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. hHave regard to abilities, constraints and backgrounds of
people in each situation;
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September 27, 2010 207
ii. eEnsure that time, place and notice of meetings are
accessible to as many people as possible; and,
iii. eEnsure 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 Official Plan Review, Official Plan Amendments,
Secondary Plans and Community Improvement
PlansAmendment to this Official Plan;
ii. Zoning By -Law Amendments;
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.
15.2.14 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
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September 27, 2010 208
Act, 2001, as amended, to regulate signs and other advertising
devices within the Town of Aurora.
15.2.15 Tree By-Law
a) Council shall cooperate with The Region of YorkYork Region in
preparing andin enforcing their respective a Tree By-Laws under
the Trees Act, to regulate the removal of certain trees in defined
areas. Council shall also in accordance with the Oak Ridges
Moraine Conservation Act, 2001, adopt site alteration and tree by-
laws in conformity with Section 135 of the Municipal Act, 2001.
15.2.16 Soil Preservation By-Law
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.
15.2.17 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.
15.2.18 Future Enabling Legislation
a) Council shall continue to review existing legislation pursuant to the
Municipal Act, governing such uses as automobile wrecking
yards, garbage dumps, gravel pits, quarries, trailers and signs and
where necessary amend existing by-laws or pass new by-laws, to
ensure such uses are properly regulated and controlled.
15.2.19 Capital Works
a) Council will prepare and adopt a capital works program which
conforms with this Plan to ensure safe and efficient movement of
goods and people.
15.2.20 Public Works
a) Public works in the Town of Aurora will be carried out in
accordance with this Plan, according to Section 24 of the Planning
Act.
15.2.21 Development Charges By-Law
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September 27, 2010 209
a) Council, in co-operation with the Region of York York Region shall
prepare a by-law under the above legislationenact 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.
15.2.22 Land Securement
a) The Town may acquire land to implement any feature, including
trails, of this Plan in accordance with the provisions of Provincial
Statutes and Regulations.
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 Lake Simcoe Region
Conservation Authority, the Toronto and Region Conservation
Authority, the Region of York York Region and the Province of
Ontario to identify and prioritize desired lands for securement in
accordance with the policies of this 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;
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September 27, 2010 210
iii. Land swaps/exchanges;
iv. Donations, gifts, bequests from individuals and/or
corporations;
vi. Through any applicable requirement relating to parkland
or environmental protection area acquisition in the Town’s
Development Charges By-law; and/or,
vii. 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 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.
h) It is recognized that the Town may not be able to secure in public
ownership all of the lands required to achieve the objectives of
this Plan. Where substantial efforts have been undertaken in
accordance with the land securement policies of this 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,
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September 27, 2010 211
vi. aAny other appropriate agreements with the landowners.
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September 27, 2010 212
16.0 SITE SPECIFIC POLICIES
1. The land in Part Lot 86, Concession 1, E.Y.S. is designated as Urban
Residential to permit a maximum of 143 dwellings in two four storey
structures further specified by a site plan.
2. Lands located on Part Lot 85, Concession I E.Y.S. on the southeast side
of St. John's Sideroad and Old Yonge Street may be used for 20 row
house units provided that the buildings are not more than three storeys in
height. Lands now shown on Schedule '"A'" as Private Open Space or
Urban Residential may be conveyed to the municipality for Public Open
Space purposes and indicated as such on Schedule '"A'" without an
amendment to this Plan.
3. Lands located on Part Lot 85, Concession 1 E.Y.S., south of St. John's
Sideroad, west of Old Yonge Street, shall permit development for medium
density residential. Design concepts for the site shall include:
a) Setbacks as required by the Ministry of Transportation;
b) Limitation of 3 storeys;
c) Lands now shown on Schedule '"A'" as Private Open Space or
Urban Residential may be conveyed to the municipality for Public
Open Space purposes and indicated as such on Schedule '"A'"
without an amendment to this Plan.
4. The following policies apply to the lands designated "Urban Residential"
on Part of Block A, Registered Plan 289 and Part 2, Plan 65R-2814,
Part 4, Plan 65R-2912 and Lots 1, 16, 17 and Part Lot 2, Registered
Plan 17 as shown on Schedule '"A'".
a) A multiple storey residential apartment building may be permitted
on the lands being Part of Block A, Registered Plan 289, Part 2,
Plan 65R-2814 and Part 4, Plan 65R-2912 having a maximum of
96 units. A multiple unit townhouse complex having a maximum
of 20 units may be permitted on the lands being Lots 1, 16, 17 and
Part Lot 2, Registered Plan 17. The proposed dwelling units
within the development shall be for socially assisted housing
catering to the needs of singles, single parents with children,
groups of individuals and seniors.
b) The maximum height of the multiple storey apartment building
shall be 5 storeys exclusive of elevator rooms, mechanical rooms,
glass atria, or other appurtenances accessory to and incidental to
the structure.
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September 27, 2010 213
c) In order to ensure provision of adequate open space and outdoor
amenity area on the lands for both adults and children within the
development, a parkette with a children's playground shall be
provided for on-site. The required site plan agreement shall
ensure safe, attractive and convenient pedestrian access to such
amenity areas. Allowances shall be made in terms of sizing of the
amenity area to ensure that it is large enough to accommodate
the needs of both the multiple storey building and the townhouse
complex.
d) The site plan for the development shall ensure high standards in
the conceptual design of the building, its massing, siting, exterior
access and public areas. Given the site's proximity to the
restored railway station, the building design shall incorporate a
traditional brick finish with exterior features that are sympathetic to
and relate well to the station building and grounds. Given the
prominence of the site in relation to neighbouring properties and
beyond, special regard shall be had to landscaping, roofing, and
balcony details in order to mitigate potential negative effects the
building could have on municipal gateway viewpoints and
impressions. Design of the building will also ensure appropriate
relationships with adjoining non-residential properties particularly
in relation to overviews, etc.
e) Regard shall be had for matters which may permit in the future the
consolidation of land holdings to allow for a larger, multi-use
comprehensive development potentially incorporating
surrounding properties.
f) Items such as landscaping and amenity areas, parking, garbage
storage, and pedestrian and vehicular access shall be co-
ordinated on site bet ween the apartment building and the
townhouse complex.
g) Vehicular access to the site shall be primarily from Industrial
Parkway South through controlled driveway entrances subject to
the approval of the Town of Aurora Public Works Department.
Access onto Ross Street shall be permitted for visitors and
emergency vehicles only. Movement between the Ross Street
and Industrial Parkway entrances shall be strictly controlled. The
underground parking entrance shall be designed and located to
avoid traffic movement conflicts with surface parking and
pedestrians. The lands fronting onto Industrial Parkway South,
being Part 4, Plan 65R-2912, shall be reserved for access,
recreation and open space purposes only.
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September 27, 2010 214
h) The site plan agreement shall ensure the implementation of
effective measures to mitigate the effects of the existing and
potential surrounding industrial and commercial uses. The
development shall incorporate acceptable building separation
distances as considered appropriate by the Town of Aurora and
the Ministry of Environment and Energy. Building design shall
address the shielding of noise and views through appropriate
setbacks and use of measures such as fencing, berms,
construction materials and landscaping. Noise warning clauses
indicating the form of nuisances that may arise from adjacent
industrial and railway uses shall be inserted within all Agreements
of Purchase and Sale or Lease.
i) The lands shall be developed on the basis of full municipal water
and sanitary services. Accordingly, prior to any development
occurring, the Regional Commissioner of Engineering shall advise
that water and sanitary sewage capacity is available and has been
allocated by resolution of the Town of Aurora. It shall be
confirmed with the Public Works Department that the site can be
adequately drained through current municipal storm water
facilities. This may require the commissioning of a storm water
management study.
j) The site plan agreement shall ensure implementation of effective
measures to mitigate potential impacts of the development on the
warm water fishery resource of the Holland River, both during and
after construction. The site plan shall require the review and
approval of the Ministry of Natural Resources, including the
submission of preliminary storm water management/water quality
control plans to the satisfaction of the Ministry of Natural
Resources and the Town of Aurora.
k) It is the policy of this Plan to zone the lands designated “Urban
Residential” on Schedule 'A' in an appropriate zoning category
with specific exception provisions to ensure implementation in
accordance with the policies of this Plan.
5. Northwest Aurora Planning Area
5.1 General Policies:
a) The lands identified on Schedule 'H' as 3.1.4k or Part Lot 86,
Concession 1, W.Y.S., generally known as the “Northwest Aurora
Planning Area” are intended to accommodate primarily low-
intensity, environmentally-sensitive residential development on full
The Town of Aurora Official Plan
September 27, 2010 215
urban services with the maximum number of units within the
planning area being 260.
b) The following principles shall guide the preparation and review of
plans of subdivision:
i. lot grading practices shall protect vegetation communities
at grade;
ii. activities within the dripline of protected vegetation
features shall be controlled through subdivision lotting
design, zoning by -law siting specification, and site planning
practices, where appropriate and necessary;
iii. naturalized landscaping shall be encouraged adjacent to
the greenlands system; and
iv. erosion and sediment control plans shall be implemented
for those areas that drain to the open space system.
c) All development shall occur in accordance with the environmental
reports and addendum’s submitted in support of this amendment.
These reports include the following:
i. Environment Background Report dated August 2000
prepared by ESG International. This report shall also be
modified in accordance with the comments from the
Ministry of Municipal Affairs dated August 2, 2000;
ii. Hydrogeology Study dated September 2000 prepared by
Dillon Consulting; Traffic Impact Study dated September
2000 prepared by Marshall Macklin Monaghan; and
iii. Functional Servicing Report dated September 2000
prepared by Sabourin Kimble & Associates Ltd.
d) Access from the rear yards to the open space lands shall be
restricted. Suitable fencing shall be approved by the Town.
e) A homeowners’ manual shall be prepared by the
Owner/Developer and approved by the Town to educate the
homeowners about the benefit and attributes of the natural
features in the area and to advise them of good stewardship
practices.
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September 27, 2010 216
f) Consideration shall be given to the implementation of a post
development monitoring program to determine impacts on the
environmental protection area and to recommend any mitigative
measures.
5.2 Land Use Designations
a) “Suburban Residential - (SR-1)”
“Suburban Residential – (SR-1)” within the Site Specific Policy
Area shall be comprised of fully serviced single detached
residential lots with frontages generally greater than 24 metres,
and areas generally greater than 800 square metres and shall be
subject to the policies of this Plan. Accessory uses and home
occupations which are accessory and subsidiary to the residential
use and compatible with the residential environment may also be
permitted. Neighbourhood oriented support services such as
schools and parks shall also be permitted.
b) Suburban Residential (SR)
“Suburban Residential (SR)” within the Site Specific Policy Area
shall generally be comprised of fully serviced residential lots of
approximately 0.2 hectares is size. Development on those lands
designated Suburban Residential shall be compatible with the
existing estate and suburban residences on the south side of St.
John’s Sideroad. Reverse frontage onto St. John’s Sideroad shall
not be permitted. Accessory uses and home occupations which
are accessory and subsidiary to the residential use and
compatible with the residential environment may also be
permitted.
c) Core Area Open Space (COS)
“Core Area Open Space” within the Site Specific Policy Area shall
be comprised of open space, approved stormwater management
outlets, and approved road and municipal service crossings. Other
than the above permitted services this area shall remain in its
natural state with only passive recreation uses being permitted.
The lands designated Core Area Open Space shall be dedicated
to the Town. Development in proximity to these Core Area Open
Space lands shall protect and respect the existing natural edges,
provide slope stabilization, and if desirable and necessary,
provide trails and open space management programs. Lands
designated Core Area Open Space are comprised of two
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September 27, 2010 217
interrelated ecological elements – the riparian corridor and the
highest quality vegetation communities.
i. Riparian Corridor
Those lands designated Core Area Open Space within the
Site Specific Policy Area include a riparian corridor. This
riparian corridor shall be comprised of the floodplain and a
15-metre water quality buffer on each side of the tributary
of Tannery Creek. In conjunction with the development of
the adjacent residential lands surrounding the Creek,
barriers to fish movement shall be removed and areas of
poor riparian cover shall be replanted.
ii. Highest Quality Vegetation Communities
Those lands designated Core Area Open Space within the
Site Specific Policy Area include the highest quality
vegetation communities in the area. These highest quality
vegetation communities include mature forests and
swamps dominated by nativ e species. In conjunction with
the development of the adjacent residential lands, invasive
species shall be managed by the Owner/Developer within
the highest quality vegetation communities.
d) Supporting Area Open Space (SOS) Those lands designated
Supporting Area Open Space within the Site Specific Policy Area
shall generally be comprised of open space, approved stormwater
management facilities, approved road and municipal service
crossings, trails and passive use parks. Tot lot play areas may be
permitted subject to detailed review as part of the subdivision
approval process. Boundaries and natural edges shall be defined,
in detail, through the subdivision approval process. Lands
designated Supporting Area Open Space shall be dedicated to the
Town unless detailed studies prepared as part of the Subdivision
approval process indicate that certain lands may be located within
the rear yards of certain lots. Should portions of the Supporting
Area Open Space be located within private lots protection shall be
sought in the form of zoning controls or through such legal
agreements as conservation easements or restrictive covenants,
as well as through encouragement of stewardship initiatives.
Lands designated Supporting Area Open Space are comprised of
two interrelated ecological elements – the supporting vegetation
communities and the valley land forms.
i. Supporting Vegetation Communities
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September 27, 2010 218
Lands designated Supporting Area Open Space within the
Site Specific Policy Area may include supporting
vegetation communities. These supporting vegetation
communities shall be comprised of the successional forest
and plantations, disturbed riparian thicket swamps and old
fields coincident with steeper slopes. Detailed limits and of
the supporting vegetation communities shall be determined
through the subdivision approval process. Restoration of
the supporting vegetation communities shall occur if
impacted by development.
ii. Valley Land Form
Lands designated Supporting Area Open Space within the
Site Specific Policy Area may include areas of steep or
moderate slopes. Detailed limits and of the areas of steep
or moderate slopes shall be determined through the
subdivision approval process. Stabilization of the valley
land form shall occur if impacted by development.
5.3 Trans portation – Road and entrance locations
a) The location of the proposed new intersections along St. John’s
Sideroad and Bathurst Street shall be consistent with the locations
shown on Schedule '“AA'”. Minor flexibility in these locations may
be permitted subject to approval of the Region of York, the Town
and affected landowners.
b) All new lots shall have access to internal streets only. Plans of
subdivision shall provide new access locations for existing
residential dwellings from internal streets and existing entrances
to St. John’s Sideroad and Bathurst Street shall be closed as part
of the execution of individual subdivision agreements.
c) The location of the internal streets shall be in general conformity
with the locations as shown on “Schedule 'AA'”. Alteration to the
road pattern may be considered provided consideration is given to
the location of roadways on adjacent properties and subject to
approval of the Town and affected landowners.
d) The location of the proposed creek crossing shall be in the
location shown on Schedule '“AA'” and be designed to the
satisfaction of the Town and the Lake Simcoe Region
Conservation Authority.
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September 27, 2010 219
e) A road connection(s) to the Town of Newmarket may be
considered subject to approval by the Town of Aurora, Town of
Newmarket and affected landowners.
f) Prior to approval of any plan(s) of subdivisions the Owner(s) shall
have prepared by a qualified transportation consultant, a
functional transportation report/plan outlining the required
Regional Road improvements for the development area. The
report/plan, submitted to the regional Transportation and Works
Department for review and approval, shall explain all
transportation issues and shall recommend mitigative measures
for these issues.
g) Prior to final approval of any plan(s) of subdivision the Owner(s)
shall submit development staging plans to clearly identify road
improvements necessary at the start of each phase of
development. The developers group will be required to enter into
an agreement with the Region outlining the developers obligation
for constructing the road improvements and timing.
5.4 Urban Design/Landscaping
a) Landscaped buffer strips shall be located along St. John’s
Sideroad and along Bathurst Street. These buffers strips shall
generally be within private property. The subdivision agreement
shall include a clause that requires the developer to be
responsible for the completion of such landscaped buffers.
b) The proposed driveways to the suburban residential lots shall
include entrance features along with landscaping along the entire
driveway length to provide a buffer from adjacent lots. The design
of such features and landscaping and associated costs shall be
the responsibility of the developer.
c) The proposed homes along St. John’s Sideroad shall be
complimentary to the existing homes in the area. Policy 3.9 –
Urban Design of the Town of Aurora Official Plan shall apply to
the subject lands.
d) Noise reports shall be required as part of the subdivision approval
process and warning clauses shall be placed on title indicating
that traffic volumes along St. John’s Sideroad and Bathurst Street
will increase.
e) Vegetation impact assessments will be required for areas outside
of the Open Space Designations. Such assessment shall include
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September 27, 2010 220
preservation/protection measures and restoration plantings shall
occur within the Landscape buffer strips.
5.5 Servicing
a) A Functional Servicing Plan that addresses the provision of water
supply, wastewater and stormwater facilities including how the
proposal will strive to protect and retain significant natural features
shall be completed to the satisfaction of the Town, the Region of
York and other appropriate government agencies prior to any draft
plan approvals.
b) The draft plan approvals shall contain a condition which requires
confirmation that servicing allocation is available for the site prior
to the adoption of a zoning by-law. Alternatively the by -law may
contain a holding prefix which can not be removed until
confirmation of servicing allocation.
5.6 Parkland
a) Parkland dedication shall be in accordance with Section 3.5 of the
Official Plan. Any lands dedicated for parks shall be in a location
and condition acceptable to the Town.
b) Tot lot play areas will be required within the amendment area in
locations approved by the Town. The Town requires a minimum of
one such facility to the west of the existing valleylands and the
determination of need for future facilities will occur during the
subdivision approval processes which will also determine the
required size and location of such facilities.
c) Schedule '“I'” of the Town of Aurora Official Plan indicates that
trails are proposed within the amendment lands. Subdivision plans
shall recognize and provide for the trail system where required.
5.7 Implementation and Interpretation
a) Cost Sharing
In addition to Development Charges capital contributions, prior to
final approval of any plans of subdivision, or prior to the granting
of any severance, the Town will require that any applicant for a
plan of subdivision or severance enter into Cost Sharing
Agreements or make other suitable arrangements, in the opinion
of the Town, amongst other landowners in this secondary
planning area to share the costs of infrastructure and other public
services (the "public services") where those other landowners
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September 27, 2010 221
benefit from the construction or dedication of the public services in
order to implement development of the secondary plan area and
equalize the cost of development. Such costs may include
secondary plan component studies, other common studies,
infrastructure, facilities and works, including the costs of planning,
constructing and providing land for the establishment of schools,
park sites and stormwater management facilities. The Town will
not negotiate or be a party to such arrangements. The issuance of
approvals or the release of lands for development may be subject
to the finalization, execution or registration of such cost sharing
agreements, as appropriate.
b) Interpretation
The implementation and interpretation of this Amendment shall be
in accordance with the respective policies of the Aurora Official
Plan.
6. The subject property, being 15085 Yonge Street and described as Part Lot
17, Registered Plan 68, Lot 164, Part of Lots 163 and 165 Registered
Plan 246, is hereby redesignated from “Commercial Special” to “Urban
Residential” in accordance with the following:
a) Notwithstanding Section 3.1.1 to the contrary, the subject lands
shall only be permitted to be used for a residential apartment
building with a maximum of 42 residential apartment units.
7. The lands designated as 'Commercial Special' in Lot 86, Concession 1
E.Y.S. may be used for a commercial complex having the following uses:
a restaurant occupying not less than 50% of the overall floor area;
convenience retail stores, professional offices, personal service shops,
and not more than one apartment unit for a caretaker living on the site.
The following policies will apply to these lands:
a) Development shall be compatible in both scale and massing with
the low rise apartment complex which surrounds the site.
b) The areas adjacent to Yonge Street and St. John's Sideroad shall
be heavily landscaped. Parking shall be screened to ensure as
far as possible that it is not visible from Yonge Street.
c) The building shall be set back a minimum of 14 metres from
property line adjacent to Yonge Street.
d) Access to the site shall be by way of St. John's Sideroad by
means of a joint access with the adjoining apartment lands north
and east of the site.
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September 27, 2010 222
e) The overall floor area of the building shall not exceed 800 square
metres.
8. The lands designated as "Commercial Special" in Part Lot 86,
Concession 1 W.Y.S. as shown on Schedule '"H'" may be used for a
winery in conjunction with restaurants and related retail commercial uses
as further detailed below. The following policies shall apply to these
lands:
a) The subject land may be used for a wine bottling facility having a
maximum floor space of 2200 square metres including basement
storage and fermenting area in conjunction with retail commercial
space having a maximum floor space of 1650 square metres.
Uses within the commercial retail component of the site shall be
limited to uses which are considered related to and compatible
with the winery use and may include restaurants, financial
institutions, specialty food stores and retail shops, bake shops and
travel agencies. Uses considered incompatible with principal
winery use such as convenience/variety stores, full-sized
supermarkets and personal service shops shall be prohibited.
b) The Site Plan for the building shall ensure high standards in the
conceptual design of the building in its massing, siting, access
and public areas. All buildings shall be low rise and not exceed
two stories in height. Given the prominence of the site at the
intersection of Yonge Street and St. John's Sideroad, the lands
shall be heavily landscaped so as to visually enhance the impact
of the development on the streetscape. Parking areas adjacent to
Yonge Street or St. John's Sideroad shall be screened using
substantial landscape strips which may include berms and
decorative walls. Prior to enacting an implementing zoning by-
law, the owner shall submit landscape drawings suitable to the
Town of Aurora through the Site Plan Approval process
demonstrating how the required landscape screens can be
achieved. Regard shall be had for the location of parking,
garbage storage, pedestrian and vehicular access and exterior
roof treatment.
c) In that lands abutting the subject property are in more than one
ownership, a comprehensive design concept for surrounding land
not subject to flooding under a Regional storm condition shall be
undertaken prior to site plan approval or enactment of an
implementing By -law permitting any development on the site. The
design concept will address access, landscaping, conceptual
massing, parking areas and building locations.
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September 27, 2010 223
d) The Site Plan Agreement shall ensure the implementation of
effective measures to mitigate potential impacts of the
development on the warm water fishery resource of the Holland
River and its tributaries, both during and after construction. The
Site Plan shall require the review and approval of the Ministry of
Natural Resources, including the submission of preliminary storm
water management/water quality control plans to the satisfaction
of the Ministry of Natural Resources and the Town of Aurora.
Given the constraints imposed by the floodplain, access to the site
shall be subject to the approval of the Ministries of Transportation
and Natural Resources, the Lake Simcoe Region Conservation
Authority and the Town of Aurora. The lands shall be developed
on the basis of full municipal water and sanitary services.
OMB No. 0423 9. Lot 81, Concession 1, W.Y.S. on the northeast corner of
Wellington Street West and Haida Drive contains an existing commercial
centre of approximately 5,000 square metres (55,000 sq. ft.). This
exceeds the size permitted in the policies for Convenience Commercial
Centres in this Plan. The following uses shall be permitted on the subject
lands:
Moderately-sized retail establishments such as specialty stores, food,
clothing, drugs, sundries and other goods required for daily living, junior
department store not to exceed 930 square metres (10,000 sq feet),
service establishments such as professional, social and personal
services, child care centres, health, fitness and recreational
establishments, clinics, cleaners, restaurants, financial establishments,
offices, public or institutional uses catering to the needs of the adjacent
community, commercial schools, residential units on upper floors, and
places of entertainment excepting adult entertainment and cinemas. Full
sized supermarkets, warehouse drug stores or automotive uses shall not
be permitted. The policies of c, d and e of Section 3.2.1 of this Plan
governing Convenience Commercial shall also apply.
10. Lands located on Part of Lot 85, in Concession 1, E.Y.S., and shown on
Schedule '"H'", shall permit commercial development in accordance with
the following:
a) The use of the lands shall be developed for a retail supermarket
which shall be defined by a Campus Commercial Exception zone
in the implementing zoning by-law, to reflect a large single user
facility on the property.
b) The maximum permitted retail gross floor area shall be 7,580
square metres, and shall be phased as follows:
i. Phase I - 5730 square metres
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September 27, 2010 224
ii. Phase II - 1850 square metres
A mezzanine area may also be permitted, and may be
constructed in whole or in part in either phase of the development.
The mezzanine shall include non-retail uses such as offices,
community meeting rooms with kitchen facilities, seating and rest
areas, a photo lab, supply, mechanical and storage rooms and
public washroom facilities. The floor area of the mezzanine shall
be established in the implementing zoning by-law, but in no case
will the total of Phase 1 plus the mezzanine exceed 6,112 square
metres.
c) The policies contained herein shall be implemented by way of a
site specific zoning by -law, which by-law may regulate the size
and location of specific uses and shall implement the intent of
Schedule '"B-2'" attached hereto.
d) The commercial use shall be developed generally as set out on
Schedule '"B-2'" attached hereto. This development shall be
subject to an individual site plan agreement, as may be required
by Council. Individual applications for site plan approval and
building permits shall be required to conform to the general intent
of the overall development concept and the site plan agreement.
e) Modifications to the development concept as set out on
Schedule '"B-2'", that result from detailed design considerations
or conditions of approval emanating from Town or external agency
requirements, such as the shifting of buildings, parking,
landscaping and entrance locations may be permitted. Such
modifications shall not require an amendment to the Official Plan.
f) Implementation and construction of the development scheme
contemplated by Schedule '"B-2'" attached hereto may occur in
phases provided that a specific site plan agreement has been
executed for the phase contemplated.
g) The lands are located within close proximity to a «Gateway», as
set out in Section 3.7.b.v of the Official Plan. When considering
development on the subject lands, it is appropriate to place
special emphasis on the urban design policies outlined in Section
3.9 of the Official Plan in order to strengthen the sense of visual
community identity. Accordingly, it shall be the policy of Council
to require a comprehensive site plan which incorporates design
elements for the subject lands which achieve the following:
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September 27, 2010 225
i. A landscaped area "gateway" feature shall be provided at
the corner of St. John’s Sideroad and Bayview Avenue to
encourage pedestrian access to the site, create an
element of interest, and lend emphasis to the visual
gateway function of the site;
ii. Council shall require urban design standards, implemented
through the site plan approval process, which ensure that
the design of the commercial building encourages both
safe vehicular and pedestrian access to the site, and that
the exterior design of the building and roof treatment are
compatible with the surrounding land uses.
iii. A high standard of signage, lighting, street furniture and
other appurtenances shall be required;
iv. Screening of certain elements on the development site
such as loading areas, refuse storage, and roof top
mechanical equipment shall be addressed in the site plan
agreement;
v. The design shall ensure that parking areas are
landscaped, lighted and screened around the edges to be
visually attractive, safe and supportive for pedestrians;
vi. The development of the subject lands shall be
accomplished in a manner which minimizes changes in
grades to the greatest extent possible. Where grade
changes are essential, appropriate mitigating measures
such as retaining walls and landscaping, shall emphasize
aesthetics and safety in their design to the satisfaction of
the Town; and
vii To ensure the implementation of the above urban design
measures, Council may enact site specific zoning
standards which establish appropriate setbacks to ensure
building envelopes are well defined and developed as
intended. In addition, and Urban Design Consultant may
be retained to provide comment on behalf of the
municipality on plans submitted for site plan approval on
the project.
h) Prior to the Town providing site plan approval for the subject
lands, a landscaped design plan shall be prepared and submitted
for approval to the Town of Aurora. The landscaped design plan
shall address such items as:
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September 27, 2010 226
i. appropriate screening, tree planting and other landscape
elements for the development;
ii. preservation and conservation of existing significant trees
and vegetation; and
iii. a high quality landscaped strip of substantial width along
St. John’s Sideroad and Bayview Avenue within the
amendment area reflective of the important Gateway
function this area serves.
i) Notwithstanding the policies of Section 4.3.2 of the Official Plan,
Council may place any of the lands subject to this amendment in a
holding category pursuant to Section 36, R.S.O. 1990, of the
Planning Act.
j) The proponent is required by Section 3.2.2.d. of the Town of
Aurora Official Plan to provide a market feasibility and impact
study, given the proposed supermarket use is greater than 2,800
square metres (30,000 square feet) in size. The proponent has
provided this study which concludes there is a market for the
proponent's use. It is generally accepted that there will exist in
the mature community, which is intended to be served by the
proponent's use, a market for the proposed development.
Concern exists, however, that there may be a short term impact,
as set out in the proponent's study, that the Town of Aurora
prefers to avoid.
Accordingly, it is deemed advisable to impose a "(H)" Holding
prefix on the lands, through the proposed zoning by-law for the
use. The "(H)" Holding prefix may be lifted upon application by
the proponent, if Council is satisfied as to the following:
i. the Town of Aurora shall be satisfied that appropriate
arrangements are set out in a site plan agreement. The
agreement may include provisions for phasing of the
development contemplated by this amendment;
ii. in any event, the "(H)" Holding prefix shall not be lifted any
earlier than September 1, 2000, for any part of Phase I
and September 1, 2001 for any part of Phase II to allow for
a building permit to be issued to the proponent to
commence construction of the supermarket; and
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September 27, 2010 227
iii. that an agreement has been entered into with the
proponent that the supermarket shall not open for business
prior to April 23, 2001 for any part of Phase I and April 23,
2002 for any part of Phase II.
k) Prior to development commencing on the subject lands, a traffic
impact assessment shall be prepared by the owner and reviewed
by the Town. It shall be the policy of Council to incorporate into
the site plan agreement, as an obligation of the developer, any
recommendations and/or measures emanating from the approved
traffic assessment relating to the development of the subject
lands.
l) Unless precluded, altered, or exempted by any policies contained
herein, all of the relevant policies of the Official Plan shall apply to
the development contemplated by Schedules '"A'" and '"B'"
attached hereto".
11. The following policies apply to the lands designated “Commercial Special”
on Part of Lot 85, Concession 1, E.Y.S., better described as Lot 3,
Registered Plan 461 as shown on Schedules '“A,'” '“B'” and '“H,'” attached
hereto and forming part of this plan.
a) The lands may be used for a restaurant containing a maximum of
95 seats and bed and breakfast facility with a maximum of 4
rooms. To ensure c ompatibility with the surrounding residential
area, an outdoor patio, take-out restaurant and drive-thru
restaurant shall be prohibited by this policy and in the
implementing Zoning By -law. Given the prominence of the site in
relation to neighbouring properties and beyond, special regard
shall be had to the location and screening of garbage enclosures,
as well as any other mechanical equipment such as heating or air
conditioning units.
b) The site plan shall ensure to the greatest extent possible the
pres ervation of the integrity and structure of the historic building.
Specifically, architectural and historical aspects of the property will
be maintained and where appropriate enhanced. The site’s
natural features, including existing mature vegetation, shall also
be preserved to the greatest extent possible and additional
landscaping shall be encouraged to further enhance the rural and
historical character. Building additions to the historic structure
shall be limited to a 30 square metre enclosed patio and a 85
square metre addition, which shall be architecturally compatible
with the existing structure. In order to ensure this, the site plan
application will be reviewed by the Town of Aurora Local
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September 27, 2010 228
Architectural Conservation Advisory Committee. It is the intention
of the Town that the historic structure will be designated under the
Ontario Heritage Act, and that a clause be included in the site plan
agreement to implement the designation.
c) The site shall only be accessed via Yonge Street, other than the
use of a single access along Old Yonge Street for emergency
purposes and for pedestrian access.
d) Prior to site plan approval, the Lake Simcoe Region Conservation
Authority and the Town of Aurora shall be satisfied with the
proposed drainage and stormwater management measures.
12. The following policies apply to the lands, being Lots 134, 135 and 136,
Registered Plan 246, as shown on Schedule '“H,'” attached hereto and
forming part of this amendment.
a) The lands may be used for a residential apartment, which may
contain a maximum of four storeys and 36 units.
b) The site plan shall ensure to the greatest extent possible the
preservation of the integrity and structure of the historic building,
which may be used for retail commercial, office and/or residential
purposes. Specifically, architectural and historical aspects of the
structure will be maintained and where appropriate enhanced. In
order to ensure this, the historic structure shall be designated
under the Ontario Heritage Act, and that a clause shall be
included in the site plan agreement to implement the designation.
Furthermore, the new building shall be architecturally compatible
with the existing structure, with similar treatments such as:
i. georgian style and proportioned windows, door shutters,
columns, sun porches and balconies;
ii. hip and gable roofs with large overhangs and cornice
moulding; and,
iii. stucco exterior finish painted the same colour as the
existing structure.
c) Canopy trees shall be planted along the appropriate areas of
Centre Street, as compensation for the mature cedar hedge,
which will be lost.
d) Given the prominence of the site in relation to neighbouring
properties and beyond, special regard shall be had to the location
The Town of Aurora Official Plan
September 27, 2010 229
and screening of garbage enclosures, as well as any other
mechanical equipment such as heating or air conditioning units.
13. Notwithstanding any policies to the contrary, the property legally
described as Part of Lot 80, Concession 1 E.Y.S., municipally known as
289 Wellington Street East, may be used for a building supply outlet use,
including limited outdoor storage. New proposals for outdoor storage
shall comply with Zoning By-law requirements.
14. Lands on the easterly Part of Lot 86, Concession 1, WYS north of St.
John's Sideroad shall permit a comprehensive retirement complex,
including 350 apartment units, 90 medical care units, medical clinics,
related administrative office space and a conference centre. The
conference centre is to provide overnight accommodation for a maximum
of 60 persons and include space for day time conferences. The
retirement complex and the conference centre shall be connected to the
Town's sanitary sewer system and to municipal water supply. No
development will be permitted until Council has approved a Master Site
Plan Agreement.
15. The following policies apply to the lands designated as “Institutional” and
“Site Specific Policy Area No 19,” on Part of Lot 21, Concession II, as
shown on Schedules '"AA'" and '“H'”, attached hereto and forming part of
this plan.
a) The lands may be used for community services such as
recreational, civic, cultural, social, educational and government
services. Permitted uses include fire halls, recreational and
cultural centres, child care, and youth and community support
centres. They also include accessory uses such as snack shops
or restaurants.
i. Maximum advantage shall be taken of the undulating
topography, to provide long views to the existing built area,
to the countryside and opportunities for views of new
landmark development within the Wellington Street East
Corridor itself. Specifically, the design shall take
advantage of the site’s natural features such as the
Holland River and Tributary, wetlands and woodlands,
which shall be kept in their natural state, with the exception
of their use for recreational trails.
ii. Buildings shall have a level of design that demonstrates
their prominence and recognises the importance of their
civic presence on the street and be consistent with the
Urban Design Guidelines prepared for the Wellington
Street East Corridor (Area 2B) by Brook McIlroy Inc., dated
November 2002. In order to accomplish this objective, the
The Town of Aurora Official Plan
September 27, 2010 230
front façade of buildings should provide a high standard of
design, detail and variety of materials. Wall facing material
should be combined to create front building facades with a
distinct, well-balanced street presence. Building materials
shall be consistent with Section 3.2.4 of the Design
Guidelines.
b) The lands may also be used for all uses permitted in the
“Community Commercial” designation of the Bayview Northeast
Secondary Plan (Official Plan Amendment No. 30). This
designation is intended to accommodate uses which generally
cater to the weekly shopping and service needs of residents and
businesses in the community including: drug stores, specialty
stores, retail stores, offices, places of entertainment, studios,
personal services, and recreational and health establishments,
and uses permitted in the “Convenience Commercial” designation.
Food st ores and/or supermarkets are also permitted subject to
rezoning and the provision of a study demonstrating that there is
adequate market support for such use.
c) The lands may also be used for all uses permitted in the “Medium
- High Density Residential” designation of the Bayview Northeast
Secondary Plan (Official Plan Amendment No. 30), which include
a range of predominately above-grade housing forms such as
stacked rowhouses, terrace houses, maisonettes, and garden
apartments and may also include street and/or block rowhouses.
i. All forms of supportive housing including nursing homes,
retirement home accommodation, seniors citizens’ homes,
housing for persons with special needs, group homes,
crisis type facilities and rooming, boarding and lodging
houses may be permitted. Supportive housing shall be
appropriately located within the neighbourhood and will be
encouraged to locate adjacent to commercial centres and
integrated into the neighbourhood rather than located in
large readily identifiable sites.
ii. Accessory uses and home occupations which are
accessory and subsidiary to the residential use and
compatible with the amenity of the residential environment
may be permitted. The physical appearance of the
building, number of accessory uses per lot and parking
standards will be addressed in the Zoning By-law.
iii. Noise attenuation measures may be required for
development adjacent to arterial roads or collector roads to
The Town of Aurora Official Plan
September 27, 2010 231
satisfy the requirements of the Ministry of the Environment
and Energy and the Regional Municipality of York. Such
measures shall minimize negative impacts on the
streetscape.
iv. Development of housing shall be provided in accordance
with the overall residential objectives and policies of the
official plan.
d) All the requirements of section 3.7 within the Bayview Northeast
Secondary Plan (Official Plan Amendment No. 30) shall apply to
the lands shown designated “Linear and Other Open Space” on
Schedule '“A'” - Land Use Plan, attached hereto.
e) Save and except for the policies of this amendment, all of the
policies contained within the Bayview Northeast Secondary Plan
(Official Plan Amendment No. 30) shall apply to the lands shown
designated “Institutional” on Schedule '“A'” - Land Use Plan and
“Site Specific Policy Area 3.4.2.c” on Schedule '“H'” - Site Specific
Policy Areas, attached hereto.
16. The lands in Lot 73, 74 and 75, Concession 1 E.Y.S. which are
designated as Private Open space may only be used for a golf course and
tennis complex. While residential uses form part of the overall
development concept, it is not intended that additional residential
development will be permitted within the private Open Space area without
amendment to this plan. The policies of Sections 3.5.3 Private Open
Space and 3.1.4.a Residential shall also apply to these lands.
17. The lands designated as "Private Open Space" on Part of Lots 24 & 25,
Registered Plan 9 shall only be used for a semi-detached dwelling unit.
A site plan agreement shall ensure that the design of the structure is
sensitive to the surrounding environment and that all objectives of the
Lake Simcoe Region Conservation Authority and the Ministry of Natural
Resources can be achieved. In addition, a site investigation
environmental impact report shall be submitted in support of any
redevelopment application as part of the site plan approval process.
18. Site Specific Policies shall permit an existing auto wrecking yard on part
of Lot 11, Concession II, E.Y.S. Any change or extension of this use
shall be subject to an amendment to the Zoning By-law, Site Plan
Agreement and/or Committee of Adjustment approval.
19. The land identified on Schedule 'H' as Site Specific Policy Area No. 25
(west), comprising Part of Lot 11, Concession II may be used for a golf
course to be developed in conjunction with the lands under the same
ownership east of Leslie Street, provided satisfactory arrangements for a
grade separated access Leslie Street can be made. These lands shall
The Town of Aurora Official Plan
September 27, 2010 232
require an amendment to this Plan prior to any development taking place.
The amendment shall provide detailed policies to ensure that the golf
course is developed and operated in a manner that the environmental
values, function and process of the Oak Ridges Moraine will be
maintained or enhanced.
a) Residential proposals shall only be considered subject to the
following design and performance criteria:
i. High quality house form and lot layout will be encouraged:
in a cluster arrangement which allows for more substantial
and meaningful open spaces including possible
connections to adjacent open space and recreation
systems such as trails; reduced environmental impact or
maintenance of environmentally important features; more
efficient road and servicing arrangements; and,
recognizing the Provincial Interest in and guidelines for
development on the Oak Ridges Moraine.
ii. The overall density of development shall generally be
comparable to that achieved through the Estate
Residential policies of this Plan and shall be determined
through supporting environmental and servicing studies.
iii. The overall design shall effectively screen development
from arterial roads and existing uses through sensitive
siting and landscaping. No direct access to individual lots
shall be provided from Bloomington Road, Vandorf
Sideroad, Bayview Avenue or Leslie Street. Access shall
be provided from an internal road that is designed to
discourage through traffic, paved and constructed to
municipal standards, and connected to an assumed and
maintained public road.
iv. The proposal shall be serviced by a privately owned and
operated communal wastewater treatment system and
water supply system, as approved by a Class
Environmental Assessment or equivalent process which
includes the following:
• an inventory of existing environmental features and
possible impacts;
• evaluation of alternatives in consultation with affected
agencies;
The Town of Aurora Official Plan
September 27, 2010 233
• preliminary design of the preferred alternative that will
ensure the construction of a collection and distribution
system to municipal standards and the preparation of a
system maintenance, monitoring and failure
contingency plan.
• a Responsibility Agreement(s) being executed for the
communal servicing systems including, among other
things, operation and maintenance standards;
definition of default and required remediation; financial
guarantees that no public funds will be needed in case
of malfunction; easements, rights of entry and
inspection; and monitoring systems.
b) All residential proposals will require an amendment to this Plan
and be developed by plan of condominium. In considering the
suitability of any proposal, Council will require at a minimum the
following studies which address relevant matters previously
identified in this section including:
i. a market support study;
ii. an engineering report;
iii. an environment and landscape analysis; and
iv. an economic/fiscal impact analysis confirming the viability
of the proposal and the proposed economic benefits to the
municipality.
In its evaluation of development proposals, Council will consult
with the Region of York and other relevant agencies and approval
authorities. Through this consultation, Council may require
additional information to that identified above.
c) Limited residential development may also be permitted through an
amendment to this Plan as an accessory or secondary use to a
resort/recreational development as defined in and conforming with
Section 5.11 of the York Region Official Plan.
The land identified on Schedule 'H' as Site Specific Policy Area
No. 25 (west), comprising Part of Lot 11, Concession II may be
used for a golf course to be developed in conjunction with the
lands under the same ownership east of Leslie Street, provided
satisfactory arrangements for a grade separated access Leslie
Street can be made. These lands shall require an amendment to
this Plan prior to any development taking place. The amendment
shall provide detailed policies to ensure that the golf course is
The Town of Aurora Official Plan
September 27, 2010 234
developed and operated in a manner that the environmental
values, function and process of the Oak Ridges Moraine will be
maintained or enhanced.
20. Notwithstanding the policies of this Plan, nothing shall prevent the
commercial use and appropriate expansion of the structures, located on
Part Lot 85, Concession 1, WYS, as approved by the Lake Simcoe
Region Conservation Authority, the Ministry of Natural Resources and the
Town of Aurora.
21. Notwithstanding the policies of this Plan, nothing shall prevent the use of
lands on Part Lot 81, Concession 1 WYS, for institutional office purposes
and associated parking, as approved by the Lake Simcoe Region
Conservation Authority, the Ministry of Natural Resources and the Town
of Aurora.
22. The Lands located on Part of Lot 82, Concession 1, E.Y.S, as shown on
Schedule '“H'” shall be used for Medium-High Density housing, which shall
include a range of medium-high density housing types including street
townhouses, block townhouses, double front townhouses, stacked
townhouses, terrace houses, maisonettes and garden apartments. In areas
designated Medium-High Density Residential, the proportion of each
housing type relative to the total number of dwelling units within the housing
density category shall be as follows:
• 30% to 45% street townhouses;
• 20% to 30% block townhouses/double front townhouses;
• 30% to 50% stacked townhouses/terrace homes/maisonettes/garden
apartments.
The overall net residential density shall range between 48 to 99 units per
hectare (20 to 40 units per acre). Building heights shall not exceed 4
storeys.
23. The lands located on Part of Lot 82, Concession 1, E.Y.S, as shown on
Schedule '“H'” shall be used for High Density - Mixed Use Residential and
Commercial. The high density residential housing component shall consist
of a range of apartment unit types at a net site density of 99 to 160 units per
hectare (40 to 65 units per acre). Retail commercial use and/or office
commercial use at grade is permitted at up to 0.3 F.S.I. or up to two times
this amount where retail commercial uses and/or office commercial uses are
intended to occupy both the ground and second floors of primarily high
density residential buildings. Building heights shall not exceed 7 storeys.
Underground parking shall be required. However, some appropriately
located surface parking shall be provided for shorter term use.
24. The lands located on Part of Lot 56, Plan 10328, as shown on Schedule '“H'”
shall be used for Low Density Housing consisting of single detached
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September 27, 2010 235
dwellings, semi-detached dwellings and duplexes. This housing type shall
generally not exceed a net density of 25 units per hectare (10 units per
acre). Bonuses may increase this density to 35 units per hectare (14 units
per acre). Building heights shall not exceed 3 storeys.
25. Section 3.2.2–Service Commercial of the North Bayview Residential
Neighbourhood (Cat-Tail) Secondary Plan Area (OPA 61) is hereby
amended by deleting and replacing subsection 3.2.2 h to the end of that
Section as follows:
Site Specific Policies (Official Plan Amendment 63)
In addition to the provisions of Section 3.2.2 of the North Bayview
Residential Neighbourhood Secondary Plan – Official Plan Amendment
No. 61, the following additional policies apply to the property designated
“Service Commercial”, described as Part of Lot 80, Concession 1, Block
43, Plan 65M-3461 and shown on Schedule '"A'" attached hereto:
a) The lands may be developed for a single automobile dealership
and related accessory uses that may include a repair facility.
b) Council shall require high standards in design, implemented
through the site plan approval process, which ensure that the
design of the building(s) creates a positive image and reinforces
the gateway significance of the Wellington Street and Bayview
Avenue intersection. Conformity with the Design Guidelines
approved for Bayview Avenue and Wellington Street Corridors
shall be enforced. The design of the site shall also provide for
both safe vehicular and pedestrian access to the site, and that the
design of the building(s), roof treatments and landscape
treatments are compatible with the surrounding land uses. A
controlling architect may be retained by the Town to review the
site plan application and the cost of such shall be borne by the
applicant.
c) Outdoor storage and the display of vehicles shall be permitted.
These storage and display areas shall be appropriately
screened from adjacent residential lands to the satisfaction of
the Town.
d) An acceptable land use interface with residential uses to the
south of the subject lands shall be achieved through landscape
and fencing treatments to the satisfaction of the Town.
e) Outdoor speakers shall not be permitted on site.
f) Loading activities shall occur entirely on the subject lands. There
shall be no loading or off-loading activities associated with the car
dealership along with Bayview Avenue or Wellington Street East.
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September 27, 2010 236
g) Given the prominence of the Bayview Avenue and Wellington
Street intersection, the use of flags, banners and promotional
signage shall conform with the Town’s Sign by-law which is
currently under review.
h) In commemoration of the Hartman House, a heritage plaque shall
be placed on the main building. Details of said plaque shall be
established through the site plan approval process to the
satisfaction of the Town.
i) To ensure the implementation of the above urban
designmeasures. Council may enact site specific zoning
standards which establish appropriate setbacks to ensure
building envelopes are well defined and developed as intended.
j) Unless precluded, altered, or exempted by any policies contained
herein, all of the relevant policies of the Official Plan shall apply
to the development contemplated by Schedule '"A'" attached
hereto".
26. Section 3.4.2–Linear and Other Open Space of the North Bayview
Residential Neighbourhood (Cat-Tail) Secondary Plan Area (OPA 61) is
hereby amended by adding subsection 3.4.2.h to the end of that Section
as follows:
Site Specific Policies (Official Plan Amendment 63)
In addition to the provisions of Section 3.4.2 of the North Bayview
Residential Neighbourhood Secondary Plan – Official Plan Amendment
No. 61, the following additional policies apply to the property designated
“Linear and Other Open Space”, described as Part of Lot 80, Concession
1, Block 43, Plan 65M-3461 and shown on Schedule '"A'" attached hereto:
a) In accordance with the site specific zoning applicable to these
lands, a restricted parking area shall be permitted. The location
and extent of this parking area shall be confirmed through the site
plan approval process and as per the Lake Simcoe Region
Conservation Authority’s approval.
27. Part of Lot 81, Concession 1 EYS, further defined as Part of Part 1, Plan
65R-14984
Item(1): Schedule '“AA'”, Detailed Land Use Plan, being part of the Bayview
Wellington Secondary Plan - Official Plan Amendment No. 6, is amended
by changing the land use designation for the lands described as Part of
Lot 81, Concession 1 EYS, further defined as Part of Part 1, Plan 65R-
14984 from “Community Commercial Centre” to “Community Commercial
Centre Special, See OPA 41”, as shown on Schedule '“A'” attached
hereto and forming part of this amendment.
The Town of Aurora Official Plan
September 27, 2010 237
Item (2): Section 3.3.2 Community Commercial Centre of Bayview Wellington
Secondary Plan – Official Plan Amendment No. 6 is hereby amended by
adding the following as section 3.3.2. (i), which shall read as follows:
i) Site specific policy (Official Plan Amendment 41)
Notwithstanding any policies to the contrary of section 3.3.2 and 3.6.4 of
the Bayview Wellington Secondary Plan – Official Plan Amendment No.
6, the following special policy applies to the 5.5 ha property designated
Community Commercial Centre fronting on Bayview Avenue, described
as Part of Lot 81, Concession 1 EYS and more particularly described as
Part of Part 1, Plan 65R-14984:
a) In addition to the uses permitted by section 3.3.2 (a), a
home improvement centre and garden centre shall be
permitted along additional free standings buildings for
which the uses shall be in accordance with section 3.3.2
(a);
b) Development may take place in the form of freestanding
structures and it is not necessary to build in the form of an
enclosed centre;
c) The subject lands form a portion of a "Community
Commercial Centre", the floor area of which can be further
expanded in accordance with section 3.3.2 (b). The
policies of section 3.3.2 pertaining to maximum permitted
floor areas shall continue to apply to the overall
"Community Commercial Centre". If the "Community
Commercial" designation is applied to land owned by more
than one landowner, the allocation of permitted maximum
floor area shall be in accordance with the ratio of land
ownership;
d) The policies contained herein shall be implemented by way
of a site specific zoning by-law;
e) In reviewing an application for site plan approval the Town
shall ensure that the design of the commercial buildings
encourages both safe vehicular and pedestrian access to
the site. In addition, screening of certain elements, such
as loading areas, refuse storage and roof top mechanical
equipment shall be addressed in the site plan agreement;
f) Part of Lot 81, Concession 1 EYS, further defined as Part
of Part 1, Plan 65R-14984
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September 27, 2010 238
g) In reviewing an application for site plan approval the Town
shall require submission of elevation drawings illustrating a
high quality design and further the Town shall seek to
minimiz e any adverse impact to the residential
neighbourhood to the west in terms noise, lighting, site
screening and traffic issues;
h) The landscape plan submitted in support of a site plan
application shall provide for appropriate screening, tree
planting and other landscape elements. Particular attention
shall be given to the interface with the existing residential
community to the west to adequately buffer such use. In
this regard the landscape buffer adjacent to the Hydro
corridor shall be substantial and may be further augmented
by plantings within the Hydro Corridor. In addition the site
plan agreement shall contain a clause implementing
interim landscaping should the entire site not be developed
at one time;
i) A “(H)” Holding prefix shall be placed on the lands through
the site specific zoning by-law. The purpose of the “(H)”
Holding prefix will be to ensure that a building permit to
allow the construction of the development not be issued
before March 1, 2003. At the request of the landowner,
Council shall adopt a by-law to lift the “(H)” Holding prefix
in sufficient time to allow construction to start on March 1,
2003;
j) All other relevant policies of the Bayview Wellington
Secondary Plan – Official Plan Amenment No. 6 shall
continue to apply the subject lands. In addition the Urban
Design Policies of Campus Commercial being Section
3.3.3 d) shall apply to the subject lands.
Item (3): Schedule 'E-E', Roads Plan is hereby amended by deleting that portion of
the minor collector road shown on Schedule '“B'” attached hereto, and
forming part of this amendment.
28. Part of Lot 81, Concession 1, Town of Aurora in the Regional Municipality
of York and municipally known as 15320 Bayview Avenue, Aurora,
Ontario
Item (1): Schedule '“AA’, Detailed Land Use Plan, being part of the Bayview
Wellington Secondary Plan – Official Plan Amendment No. 6, is amended
by changing the land use designation for the lands described as Part of
Lot 81, Concession 1, Town of Aurora in the Regional Municipality of York
and municipally known as 15320 Bayview Avenue, Aurora, Ontario, from
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September 27, 2010 239
“Office Commercial” and “Parks and Open Space” designation to
“Community Commercial Centre Special, See OPA 64” as shown on
Schedule '“A'” – Land Use Plan, attached hereto and forming part of this
Amendment.
Item (2): Section 3.3.2 Community Commercial Centre of the Bayview
Wellington Secondary Plan – Official Plan Amendment No. 6 is hereby
amended by adding the following section 3.3.2 j), which shall read as
follows:
j) Site Specific Policy (Official Plan Amendment 64)
“Nothwithstanding any policies to the contrary of Section 3.3.2 and
3.6.4 of the Bayview-Wellington Centre Secondary Plan – Official
Plan Amendment No. 6, the following special policy applies to
portion of the 3.60 hectare (8.9 acre) property designated
“Community Commercial Centre Special” located at the north-
west corner of Bayview Avenue and Wellington Street East, with
frontages along both roadways, and described as Part of Lot 81,
Concession 1, E.Y.S:”
a) Development may be in the form of freestanding structures
and not necessarily in the form of an enclosed shopping
centre.
b) The permitted uses as outlined in Section 3.3.2 (a) shall
apply to the subject lands. However, the following uses
shall not be permitted on the subject lands:
• a Garden Centre;
• a Day Care Centre;
• Outdoor Seasonal Sales and Display;
• Outdoor Storage; and,
• Drive through Restaurants and/or Drive Through
Financial Institutions.
d) Section 3.3.2 (d) shall not apply to the subject lands.
e) The urban design and landscape requirements as outlined
within the Bayview Wellington Centre Secondary Plan
shall be fully implemented through the development of this
site. Special consideration shall be given to the ‘Eastern
Gateway’ designation for the subject lands. The
Wellington Street East frontage shall require a high
standard of landscaping, street furniture and pedestrian
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September 27, 2010 240
amenities in both public and private open space areas.
The gateway shall also co-ordinate and complement the
design initiatives of the Wellington Street East Corridor
Urban Design Guidelines and subsequent Master Plan as
well as the Bayview Northeast Neighbourhoods
Architectural Guidelines.
f) The following Urban Design elements shall be incorporated
into the site design and architectural elements of the
development of the subject lands. These guidelines arose
from the Peer Review requested by the Town and
conducted by John G. Williams Architect Limited and
provide the following architectural direction/elements to be
incorporated into this development:
• a commercial development at this location shall
reinforce a high quality identity, distinct from
conventional commercial developments within the
Town of Aurora through the use of appropriately
enhanced architectural design and landscaping that
promotes the significance of this major intersection
within the Town;
• the buildings shall be designed with a positive
relationship to the streets with primary facades being
parallel to the roadways (Bayview Avenue and
Wellington Street East);
• the buildings shall be sited close to the street(s) and
accessible to sidewalks adjacent to the street(s);
• a large anchor building (if any) shall be located as far
away from the major roadways with smaller buildings
defining the primary street edge;
• corner buildings located at the intersection of Bayview
Avenue and Welington Street shall have an increased
massing (i.e. clock tower) to appropriately articulate the
significance of this intersection and shall reflect
enhanced architectural design features. The corner
feature shall be 4 sided and not just a parapet wall;
• glazing and awnings should be provided on those
buildings that are exposed to the roadways and along
street frontages;
• loading areas shall be screened via landscaping,
buffers, a built screen or a combination thereof.
Landscaping and buffers shall be provided adjacent to
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September 27, 2010 241
the Hydro Corridor and the western property boundary
to screen the development from the Hydro Corridor and
the residential townhouses to the west of the subject
lands;
• subject to the approval of the Lake Simcoe Region
Conservation Authority, the retaining wall proposed for
the creek shall consist of a staggered limestone
boulder retaining wall with tree and shrub planting.
Said planting (i.e. types and species) shall be
determined in consultation with and approved by the
Lake Region Conservation Authority and the Town of
Aurora;
• rooftop mechanicals shall be screened on all four sides
of the building. Where possible, the tops of roof top
mechanical equipment shall be below the parapet of
the building. Screening, where necessary shall be
compatible with the exterior cladding of the buildings;
• particular attention to the screening of loading areas
and refuse storage areas shall be addressed and shall
form part of the site plan agreement applicable to these
lands;
• gateway features shall be provided at the two major
entrances to the development (subject to approval by
the Lake Simcoe Region Conservation Authority if
within the required buffer area and the Region of York).
A gateway feature may also be required at the south-
west corner of the property in accordance with the
Wellington Street East Corridor Urban Design
Guidelines;
g) The following restrictions on access shall be required
unless otherwise permitted by the Regional Municipality of
York Transportation and Works Department:
• the Wellington Street access shall be restricted to right-
in/right-out movements only with an appropriate
deceleration taper and storage lane westbound along
Wellington Street East in order to provide safe
vehicular access to the site;
• the Bayview Avenue access shall also be restricted to
right-in/right-out movements only with an appropriate
deceleration taper and storage lane for access to this
driveway. The existing centre median located at the
north approach to the Wellington Street/Bayview
Avenue intersection shall be extended northerly to
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September 27, 2010 242
match the existing centre median at the Home Depot
signalized access; and,
• a cross easement shall be required to facilitate access
between the subject lands and the lands to the north
(Home Depot site).
h) Parking shall be provided in accordance with Town’s by-
lawrequirements.
i) A 30 metre naturalized vegetated buffer (which may be
reduced on a portion of the property as determined by the
Lake Simcoe Region Conservation Authority) shall be
provided from the creek along the southern portion of the
property as per the requirements of the Lake Simcoe
Region Conservation Authority. The landscape treatment
along Bayview Avenue and Wellington Street East shall be
cognisant of the buffer area and shall enhance this area.
To this end, a detailed landscape plan shall be required to
ensure that the Bayview Avenue and Wellington Street
frontages are appropriately landscaped to the satisfaction
of the Lake Simcoe Region Conservation Authority and the
Town of Aurora.
j) The policies contained herein shall be implemented by way
of a site specific zoning by-law;
k) A “(H)” Holding Prefix shall be placed on the lands through
the site specific zoning by -law. The purpose of the holding
symbol is to ensure site plan approval has been obtained
and that the resolution of all outstanding matters to the
satisfaction of the Town has been achieved.
l) All other relevant policies of the Bayview Wellington Centre
Secondary Plan – Official Plan Amendment No. 6 shall
continue to apply to the subject lands.
29. The Official Plan of the Town of Aurora is hereby amended as follows:
Item (1): Schedule '“A'” - Land Use Plan, being part of Official Plan Amendment
No. 30, is hereby amended by changing the land use designation from
“Linear and Other Open Space”, “Community Commercial” and
“Institutional-Site Specific Policy Area 19” to “Community Commercial-Site
Specific Policy Area 29” as shown on Schedule '“A'” attached hereto and
forming part of this Amendment.
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September 27, 2010 243
Item (2): That Schedule '“H'” - Site Specific Policy Areas, attached hereto and
forming part of this Amendment, is hereby amended by adding section
“29”
The following policies apply to the lands designated as “Community
Commercial- Specific Policy Area 29,” on , as shown on Schedules '"A'"
and “H”, attached hereto and forming part of this plan.
Site Specific Policy 29
i) The lands may be used for all uses permitted in the “Community
Commercial” designation of the Bayview Northeast Secondary
Plan (Official Plan Amendment No. 30), Section 3.4.3.
ii) The development of the lands shall be consistent with the
Environmental Impact Study (EIS) prepared by North South
Environmental dated October 2009. The EIS specifically requires
that any proposed development shall maintain a 15 metre buffer
area along the western property line. Any new development shall
also be consistent with the recommended mitigation measures
specifically including replacement planting requirements and
recommended plantings in the buffer area.
iii) Buildings shall have a standard of design consistent with the
Urban Design Guidelines prepared for the Wellington Street East
Corridor (Area 2B) by Brook McIlroy Inc., dated November 2002.
In order to accomplish this objective, the façade of buildings
should provide a high standard of design, detail and variety of
materials. Wall facing material should be combined to create front
building facades with a distinct, well-balanced street presence.
iv) Except where in conflict with the policies contained herein,
development proposals shall be consistent with the policies of the
Bayview Northeast Secondary Plan (Official Plan Amendment
No. 30).
30. The Official Plan of the Town of Aurora is hereby amended as follows:
Item (1) Schedule '"A'", Detailed Land Use Plan, being part of the Aurora East
Industrial Estates Secondary Plan – Official Plan Amendment No. 52 is
hereby amended by the addition of the lands identified as Lot 1 and Block
7, on Plan 65M-2874, as shown on Schedule '"A'" – Land Use Plan to
Official Plan Amendment No. 50 attached hereto and forming part of this
amendment.
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September 27, 2010 244
Item (2) The lands shown as subject lands on Schedule '"A'" shall be designated
"Service Commercial Special" as shown on Schedule '"A'" to Official Plan
Amendment No. 50 attached hereto, and forming part of this amendment.
Item (3) Section 2.2.3 – Service Commercial is hereby amended by adding
subsection 2.2.3.2 to the end of that Section as follows:
“2.2.3.2
i) Site Specific Policies (Official Plan Amendment 50)
Notwithstanding any policies to the contrary of Section 2.2.3 of the
Aurora East Industrial Estates Secondary Plan – Official Plan
Amendment No. 52, the following special policies apply to the
property designated Service Commercial Special, described as
Lot 1 and Block 7, Plan 65M-2874, and shown on Schedule '"A'"
attached hereto:
a) The use of the lands shall generally be developed for a
variety of retail uses including a LCBO warehouse/retail
store and/or Brewer's Retail Outlet (Beer Store), but
excluding a supermarket, department store, junior
department store, convenience retail, and drug
store/pharmacy. Business and professional offices
including medical and dental offices, post offices and
government administrative offices, restaurants including
drive thru and take-out, banks and financial institutions
including drive-thru, automated teller machines, personal
and light services shops, photo studio, clinics, optical
supply, video rental stores, bake shops not exceeding 464
square metres of gross leasable floor area, and other
complimentary commercial uses shall also be permitted.
b) There shall be no direct vehicular access to Bayview
Avenue.
c) The policies contained herein shall be implemented by way
of a site specific zoning by-law.
d) The commercial uses shall be subject to an individual site
plan agreement(s), as may be required by Council.
Individual applications for site plan approval and building
permits shall be required to conform to the general intent
of the site plan agreement.
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September 27, 2010 245
e) Implementation and construction of the development
contemplated may occur in phases provided that a specific
site plan agreement has been executed for the phase
contemplated.
f) Council shall require high standards in design,
implemented through the site plan approval process, which
ensure that the design of the commercial building(s)
encourages both safe vehicular and pedestrian access to
the site, and that the design of the building(s) and roof
treatment are compatible with the surrounding land uses.
A controlling architect is to be retained by the Town to
review the site plan application and the cost of such shall
be borne by the applicant.
g) A high standard of signage, lighting, street furniture and
other appurtenances shall be required.
h) Screening of certain elements on the development site
such as loading areas, refuse storage, and rooftop
mechanical equipment shall be addressed in the site plan
agreement.
i) The design shall ensure that parking areas are
landscaped, lighted and screened around the edges to be
visually attractive, safe and supportive for pedestrians.
Surplus parking on site may be utilized by the Loblaw
lands located to the north.
j) The development of the subject lands shall be
accomplished in a manner that minimizes changes in
grades to the greatest extent possible. Where grade
changes are essential, appropriate mitigating measures
such as retaining walls and landscaping shall emphasize
aesthetics and safety in their design to the satisfaction of
the Town.
k) To ensure the implementation of the above urban design
measures, Council may enact site specific zoning
standards which establish appropriate setbacks to ensure
building envelopes are well defined and developed as
intended.
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September 27, 2010 246
l) Prior to the Town providing site plan approval for the
subject lands, a landscaped design plan shall be prepared
and submitted for approval to the Town of Aurora. The
landscaped design plan shall address such items as
appropriate screening, buffering, tree planting and other
landscape elements for the development.
m) The policies contained in Section 3.2.5.c.ii shall not apply
to the subject lands.
n) Unless precluded, altered, or exempted by any policies
contained herein, all of the relevant policies of the Official
Plan shall apply to the development contemplated by
Schedule '"A'" attached hereto".
Item (4): Schedule '"H'" – Site Specific Policy Areas to the Town of Aurora Official
Plan is hereby amended to include and reference the subject lands as
“2.2.3.2. (OPA No. 50)”.
31. Notwithstanding the policies of this Plan, the lands located on Part of Lot
27, Plan 246, municipally known as 29 George Street may also be used
for an apartment building having a maximum of 3 storeys, subject to:
• the lands being appropriately rezoned;
• a site plan agreement with the Town; and
• the availability of sufficient on-site parking.
All other policies of the “Stable Neighbourhood” designation and the
Official Plan shall apply.
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September 27, 2010 247
17.0 GLOSSARY
ACCESSORY USE
a) A use of land, buildings or structures normally considered
incidental or subordinate to the principal use, building or structure
located on the same lot.
ADJACENT LANDS
a) Those lands contiguous to a key natural heritage feature or key
hydrologic feature where it is likely that development or site
alteration can reasonably be expected to have an impact on the
feature. Generally, adjacent lands are considered to be within
120m from any part of the feature.
ADVERSELY AFFECT
a) To have an adverse effect.
ADVERSE EFFECT
a) Any impairment, disruption, destruction or harmful alteration.
AFFORDABLE HOUSING
a) In the case of ownership housing, the least expensive of:
i. housing for which the purchase price results in annual
accommodation costs not exceeding 30% of gross annual
household income for low- and moderate-income
households; or,
ii. housing for which the purchase price is at least 10% below
the average purchase price of a resale unit in the regional
market area.
b) In the case of rental housing, the least expensive of:
i. a unit for which the rent does not exceed 30% of gross
annual household income for low- and moderate-income
households; or,
ii. a unit for which the rent is at or below the average market
rent of a unit in the regional market area.
For the purposes of this definition, “low- and moderate-income
households” means, in the case of ownership housing,
households with incomes in the lowest 60% of the income
distribution for the regional market area or, in the case of rental
housing, households with incomes in the lowest 60% of the
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September 27, 2010 248
income distribution for renter households for the regional market
area.
AGRICULTURAL USES
a) The growing of crops, including nursery and horticultural crops;
raising of livestock; raising of other animals for food, fur or fibre,
including poultry and fish; aquaculture; apiaries; agro-forestry;
maple syrup production; and associated on-farm buildings and
structures, including accommodation for full-time farm labour
where the size and nature of the operation requires additional
employment.
AGRICULTURE-RELATED USES
a) Those farm-related commercial and farm-related industrial uses
that are small in scale, directly related to the farm operation and
required to be in close proximity to the farm operation.
ALTERNATIVE ENERGY SYSTEMS
a) Sources of energy or energy conversion processes such as co-
generation and energy from waste that significantly reduce the
amount of harmful emissions to the environment when compared
with conventional energy systems.
ANIMAL AGRICULTURE
a) Growing, producing and raising farm animals including, without
limitation,
i. livestock, including equines, poultry and ratites;
ii. fur-bearing animals;
iii. bees;
iv. cultured fish;
v deer and elk; and,
vi game animals and birds.
APPLICATION
a) Includes a matter, proceeding or request.
ARCHAEOLOGICAL RESOURCES
a) Includes artifacts, archaeological sites and marine archaeological
sites. The identification and evaluation of such resources are
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September 27, 2010 249
based upon archaeological fieldwork undertaken in accordance
with the Ontario Heritage Act.
AREAS OF ARCHAEOLOGICAL POTENTIAL
a) Areas with the likelihood to contain archaeological resources.
Criteria for determining archaeological potential are established by
the Province, but municipal approaches which achieve the same
objectives may also be used. Archaeological potential is
confirmed through archaeological fieldwork undertaken in
accordance with the Ontario Heritage Act.
AREAS OF NATURAL AND SCI ENTIFIC INTEREST
a) Areas of land and water containing natural landscapes or features
that have been identified as having life science or earth science
values related to protection, scientific study or education.
AREAS OF NATURAL AND SCIENTIFIC INTEREST (ANSI)
a) Means areas of land and water containing natural landscapes or
features that have been identified as having life science or earth
science values related to protection, scientific study or education.
AREA OF NATURAL AND SCIENTIFIC INTEREST (EARTH SCIENCE)
a) An area that has been,
i. identified as having earth science values related to
protection, scientific study or education; and,
ii. further identified by the Ministry of Natural Resources
using evaluation procedures established by that Ministry,
as amended from time to time.
AREA OF NATURAL AND SCIENTIFIC INTEREST (LIFE SCIENCE)
a) An area that has been,
i. identified as having life science values related to
protection, scientific study or education; and,
ii. further identified by the Ministry of Natural Resources
using evaluation procedures established by that Ministry,
as amended from time to time.
BED AND BREAKFAST ESTABLISHMENT
a) An establishment that provides sleeping accommodation
(including breakfast and other meals, services, facilities and
amenities for the exclusive use of guests) for the travelling or
vacationing public in up to three guest rooms within a single
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September 27, 2010 250
dwelling that is the principal residence of the proprietor of the
establishment.
BROWNFIELD SITES
a) Undeveloped or previously developed properties that may be
contaminated. They are usually, but not exclusively, former
industrial or commercial properties that may be underutilized,
derelict or vacant.
BUILT-UP AREA
a) All land within the built boundary.
BUILT BOUNDARY
a) The limits of the developed urban area as defined by the Minister
of Public Infrastructure Renewal in accordance with Policy 2.2.3.5
of the Growth Plan.
BUILT HERITAGE RESOURCES
a) See definition for Cultural Heritage Resources
CEMETERIES
a) Religious or commercial enterprises that include the in-ground and
aboveground internment of human remains.
COMPACT URBAN FORM
a) A land-use pattern that encourages efficient use of land, walkable
neighbourhoods, mixed land uses (residential, retail, workplace
and institutional all within one neighbourhood), proximity to transit
and reduced need for infrastructure. Compact urban form can
include detached and semi-detached houses on small lots as well
as townhouses and walk-up apartments, multi-storey commercial
developments, and apartments or offices above retail.
COMPATIBLE
a) Refers to development that may not necessarily be the same or
similar to the existing buildings in the vicinity, but, nonetheless,
enhances an established community and coexists with existing
development without causing any undue adverse impact on
surrounding properties.
COMPLETE COMMUNITY
a) Complete Communities meet people’s needs for daily living
throughout an entire lifetime by providing convenient access to an
appropriate mix of jobs, local services, a full range of housing and
community infrastructure including affordable housing, schools,
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September 27, 2010 251
recreation and open space for their residents. Convenient access
to public transportation and options for safe, non-motorized travel
is also provided.
CONNECTIVITY
a) The degree to which key natural heritage features are connected
to one another by links such as plant and animal movement
corridors, hydrological and nutrient cycling, genetic transfer, and
energy flows through food webs.
CONSERVED
a) The identification, protection, use and/or management of cultural
heritage and archaeological resources in such as way that their
heritage values, attributes and integrity are retained. This may be
addressed through a Conservation Plan or Heritage Impact
Statement.
CULTURAL HERITAGE LANDSCAPE
a) See definition for Cultural Heritage Resources.
CULTURAL HERITAGE RESOURCES
a) Resources that contribute to our understanding of our past,
including:
i. archaeological resources such as artifacts, archaeological
sites and marine archaeological sites;
ii. built heritage resources, which means one or more
significant buildings, structures, monuments, installations
or remains associated with architectural, cultural, social,
political, economic or military history and identified as
being important to a community;
iii. cultural heritage landscape, which means a defined
geographical area of heritage significance which has been
modified by human activities and is valued by a
community. It involves a grouping(s) of individual heritage
features such as structures, spaces, archaeological sites
and natural elements, which together form a significant
type of heritage form, distinctive from that of its constituent
elements or parts.
DENSITY TARGET
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a) The density targets for designated greenfield areas are defined in
the Policies of the Growth Plan.
DESIGNATED GREENFIELD AREA
a) The designated area that was outside of the built-up area as of
June 2006 as defined by the Province’s Built Boundary in Places
to Grow: Growth Plan for the Greater Golden Horseshoe.
DEVELOPABLE AREA
a) The developable area includes all lands available for development
for both private and public uses, including residential and
employment uses, open space and infrastructure (e.g. local and
Regional streets and stormwater management ponds). The
developable area excludes:
i. environmental features identified in Places to Grow:
Growth Plan for the Greater Golden Horseshoe;
ii. the Regional Greenlands System;
iii. key natural heritage features and key hydrologic features;
iv. major infrastructure right-of-ways (i.e. existing 400-series
highways and finalized route alignments for extensions or
future 400-series highways, utility lines, and rail lines); and,
v. existing uses (e.g. cemeteries, estate subdivisions).
DEVELOPMENT
a) The creation of a new lot, a change in land use, or the
construction of buildings and structures, requiring approval under
the Planning Act, but does not include:
i. activities that create or maintain infrastructure authorized
under an environmental assessment, Planning Act, or
Condominium Act process; or,
ii. works subject to the Drainage Act.
DWELLING UNIT
a) One or more habitable rooms, occupied or capable of being
occupied as an independent and separate housekeeping
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establishment, in which separate kitchen and sanitary facilities are
provided for the exclusive use of the occupants.
ECOLOGICAL FEATURES
a) Naturally occurring land, water and biotic features that contribute
to ecological integrity.
ECOLOGICAL FUNCTIONS
a) Refers to the natural processes, products or services that living
and non-living environments provide or perform within or between
species, ecosystems and landscapes, including hydrological
functions and biological, physical, c hemical and socio-economic
interactions.
ECOLOGICAL INTEGRITY
a) Includes hydrological integrity, means the condition of ecosystems
in which,
i. the structure, composition and function of the ecosystems
are unimpaired by stresses from human activity;
ii. natural ecological processes are intact and self-sustaining;
and
iii. the ecosystems evolve naturally.
EMPLOYMENT AREA
a) Areas designated in an official plan for clusters of business and
economic activities including, but not limited to, manufacturing,
warehousing, offices, and associated retail and ancillary facilities.
ENDANGERED SPECIES
a) A species that is listed or categorized as an “Endangered
Species” on the Ontario Ministry of Natural Resources’ official
species at risk list, as updated and amended for time to time.
ENVIRONMENTALLY SIGNIFICANT AREAS
a) Land or water areas that contain distinctive or unusual features,
perform a key ecological function and/or provide habitat for
significant plant and/or animal species as determined by studies
undertaken from time to time by conservation authorities and/or
local municipalities.
EXISTING
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a) Means lawfully in existence on the date of this Plan’s adoption,
and for greater certainty does not include a use, building or
structure that is in existence on that date without being lawful.
FARM RETIREMENT LOT
a) A lot that is severed farm land that is being used in a farming
operation, on the application of a person who,
i. owned and operated the farm operation, as a full-time
farmer, for a substantial number of years;
ii. was engaged in farming on January 1, 1994, or on an
earlier date set out in the applicable Official Plan; and
iii. has reached retirement age and is retiring from active
working life.
FISH
a) As defined in S.2 of the Fisheries Act, c. F-14, as amended,
includes fish, shellfish, crustaceans and marine animals, at all
stages of their life cycles.
FISH HABITAT
a) As defined in the Fisheries Act, c. F-14, as amended, means
spawning grounds and nursery, rearing, food supply and migration
areas on which fish depend directly or indirectly in order to carry
out their life processes.
FOREST MANAGEMENT
a) The management of woodlands, including accessory uses such
as the construction and maintenance of forest access roads and
maple syrup production facilities,
i. for the production of wood and wood products, including
maple syrup;
ii. to provide outdoor recreation opportunities;
iii. to maintain, and where possible improve or restore,
conditions for wildlife; and
iv. to protect water supplies.
GROUNDWATER RECHARGE
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a) The replenishment of subsurface water,
i. resulting from natural processes, such as the infiltration of
rainfall and snowmelt and the seepage of surface water
from lakes, streams and wetlands; and
ii. resulting from human intervention, such as the use of
stormwater management systems.
HAZARDOUS WASTE
a) Hazardous waste has the same meaning as in Regulation 347 of
the Revised Regulations of Ontario, 1990.
HYDROLOGICAL FEATURES
a) Includes,
i. permanent and intermittent streams;
ii. wetlands;
iii. kettle lakes and their surface catchment areas;
iv. seepage areas and springs; and
v. aquifers and recharge areas.
HYDROLOGICAL FUNCTIONS
a) The functions of the hydrological cycle that include the
occurrence, circulation, distribution, and chemical and physical
properties of water on the surface of the land, in the soil and
underlying rocks, and in the atmosphere, and water's interaction
with the environment including its relation to living things.
HYDROLOGICAL INTEGRITY
a) The condition of ecosystems in which hydrological features and
hydrological functions are unimpaired by stresses from human
activity.
HYDROLOGICALLY SENSI TIVE FEATURE
a) A hydrologically sensitive feature as described in Section 26 to the
Oak Ridges Moraine Conservation Plan.
IMPERVIOUS SURFACE
a) A surface that does not permit the infiltration of water, such as a
rooftop, sidewalk, paved roadway, driveway or parking lot.
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INFRASTRUCTURE
a) Physical structures (facilities and corridors) that form the
foundation for development. Infrastructure includes: sewage and
water systems, septage treatment systems, waste management
systems, electric power generation and transmission,
communications/ telecommunications, transit and transportation
corridors and facilities, oil and gas pipelines and associated
facilities.
INTENSIFICATION
a) The development of a property, site or area at a higher density
than currently exists through:
i. redevelopment, including the use of brownfield sites;
ii. the development of vacant and/or underutilitized lots within
previously developed areas;
iii. infill development; or,
iv. the expansion or conversion of existing buildings.
INSTITUTIONAL USE
a) Includes, without limitation, a long-term care facility, hospital,
school, university or college.
INTERMITTENT STREAM
a) Watercourses that are dry at times of the year, generally flowing
during wet seasons but not the entire year.
KAME
a) A mound, hummock or conical hill of glacial origin.
KETTLE LAKE
a) A depression formed by glacial action and permanently filled with
water.
KEY HYDROLOGIC FEATURE
a) Key hydrologic features are described in Section 2.2 of this Plan
and include wetlands, lakes and their littoral zones, permanent
and intermittent streams, kettle lakes, seepage areas and springs,
and the Lake Simcoe Shoreline.
KEY NATURAL HERITAGE FEATURE
a) Key natural heritage features are described in Section 2.2 of this
Plan and include the habitat of endangered species, threatened
The Town of Aurora Official Plan
September 27, 2010 257
species and special concern species, fish habitat, wetlands, Life
Science Areas of Natural and Scientific Interest, Environmentally
Significant Areas, significant valleylands, significant woodlands,
significant wildlife habitat, sand barrens, savannahs and tallgrass
prairies.
KEY NATURAL HERITAGE FEATURE
a) A key natural heritage feature as described in Section 22 of the
Oak Ridges Moraine Conservation Plan.
LANDFORM FEATURES
a) Distinctive physical attributes of land such as slope, shape,
elevation and relief.
LANDFORM CONSERVATION AREA
a) A landform conservation area as descried in Section 30 of the
Oak Ridges Moraine Conservation Plan.
LIQUID INDUSTRIAL WASTE
a) Liquid industrial waste has the same meaning as in Regulation
347 of the Revised Regulations of Ontario, 1990.
LOT
a) A parcel of land that is,
i. described in a deed or other document legally capable of
conveying an interest in the land; or
ii. shown as a lot or block on a registered plan of subdivision.
LOW AND MODERATE INCOME HOUSEHOLDS
a) In the case of ownership housing, households with incomes in the
lowest 60 percent of the income distribution for the regional
market area; or,
b) In the case of rental housing, households with incomes in the
lowest 60 percent of the income distribution for renter households
for the regional market area.
MAJOR DEVELOPMENT
a) Consists of,
i. the creation of four or more lots;
ii. the construction of a building or buildings with a ground
floor area of 500 square metres or more; or,
The Town of Aurora Official Plan
September 27, 2010 258
iii. the establishment of a major recreational use.
MEANDER BELT
a) The land across which a stream shifts its channel from time to
time.
MINERAL AGGREGATE
a) Includes, gravel, sand, clay, earth, shale, stone, limestone,
dolostone, sandstone, marble, granite, rock or other material
prescribed under the Aggregate Resources Act, but does not
include metallic ores, asbestos, graphite, kyanite, mica, nepheline
syenite, talc, wollastonite, or other material prescribed under that
Act.
MINERAL AGGREGATE OPERATION
a) Means,
i. an operation, other than a wayside pit, conducted under a
licence or permit under the Aggregate Resources Act; and
ii. associated facilities used in the extraction, transportation,
beneficiation, processing or recycling of mineral aggregate
or the production of related by-products.
MULTI-MODAL
a) The availability or use of more than one form of transportation,
such as automobiles, walking, cycling, buses, rapid transit, rail
(such as commuter and freight), trucks, air and marine.
MUNICIPAL COMPREHENSIVE REVIEW
a) An Official Plan Review, or an Official Plan Amendment, initiated
by a municipality that comprehensively applies the policies and
schedules of the Growth Plan for the Greater Golden Horseshoe.
NATURAL HERITAGE SYSTEM
a) A system made up of natural heritage features and areas, linked
by natural corridors which are necessary to maintain biological and
geological diversity, natural functions, viable populations of
indigenous species and ecosystems. These systems can include
lands that have been restored and areas with the potential to be
restored to a natural state.
NORMAL FARM PRACTICES
The Town of Aurora Official Plan
September 27, 2010 259
a) Any practice, as defined in the Farming and Food Production
Protection Act, 1998, that is conducted in a manner consistent
with proper and acceptable customs and standards as established
and followed by similar agricultural operations under similar
circumstances, or that makes use of innovative technology in a
manner consistent with proper advanced farm management
practices. Normal farm practices shall be consistent with the
Nutrient Management Act, 2002 and regulations made under that
Act.
PARTIAL SERVICE
a) Connections linking a building to,
i. a communal sewage or water service or a full municipal
sewage or water service; and
ii. an individual on-site sewage or water system.
PATHOGEN THREATS
a) Threats to drinking water quality that are related to conditions or
activities having the potential to introduce living microorganisms
that cause disease into the groundwater. Sources of pathogens
include, but are not limited to, septic systems, animal manure,
sewage systems and stormwater management ponds.
PERMANENT STREAMS
a) A stream which continually flows in an average year.
RAPID INFILTRATION BASIN
a) A basin or system of basins at or below surface grade that is
constructed in porous soil and punctures through a relatively
impermeable layer to gain access to a more permeable sand or
gravel layer, so as to rapidly infiltrate into the ground, at a single
point or area of concentration, surface runoff collected from
impervious surfaces.
RAPID INFILTRATION COLUMN
a) A column or system of columns at or below surface grade that is
constructed in porous soil and punctures through a relatively
impermeable layer to gain access to a more permeable sand or
gravel layer, so as to rapidly infiltrate into the ground, at a single
point or area of concentration, surface runoff collected from
impervious surfaces.
RECREATION
The Town of Aurora Official Plan
September 27, 2010 260
a) Leisure time activity undertaken in built or natural settings for
purposes of physical activity, health benefits, sport participation
and skill development, personal enjoyment, positive social
interaction and the achievement of human potential.
REDEVELOPMENT
a) The creation of new units, uses or lots on previously developed
land in existing communities, including brownfield sites.
REGIONAL MUNICIPAL COMPREHENSIVE REVIEW
a) An official plan review which is undertaken by the Region, or an
official plan amendment which is undertaken by the Region, in
consultation with the respective local municipalities, which
comprehensively applies the schedules and policies of the Growth
Plan for the Greater Golden Horseshoe.
RENEWABLE ENERGY SYSTEMS
a) The production of electrical power from an energy source that is
renewed by natural processes including, but not limited to, wind,
water, a biomass resource or product, or solar and geothermal
energy.
RESIDENCE SURPLUS TO A FARMING OPERATION
a) Means,
i. if there are two or more farm residences, both built before
1978, on a lot that is being used in a farming operation,
one of those residences that is surplus to the farming
operation; or
ii. if the owner and operator of a farming operation acquires
an additional lot and uses it in the consolidated farming
operation, any existing farm residence that is surplus to the
consolidated farming operation.
RETIREMENT HOME
a) A building in which,
i. accommodation is provided, mainly for retired persons;
ii. common kitchen and dining facilities area provided for the
residents; and
iii. common lounges, recreation rooms and health care
facilities may also be provided for the residents.
The Town of Aurora Official Plan
September 27, 2010 261
RISK ASSESSMENT
a) A study completed by a qualified person that examines the
relevant hydrologic pathways and qualitatively evaluates the level
of risk associated with a land use or land use activity that may
pose a threat to the quantity or quality of a municipal drinking
water supply.
RISK MANAGEMENT PLAN
a) A document completed by a qualified person that describes the
results of the Risk Assessment, proposes a plan for the mitigation
and management of the identified risks, and outlines an
emergency response plan to be executed in the event that a risk
occurs.
RURAL LOT
a) A lot that is at least 97.5 per cent of the land that is left in an
original lot or an original half lot after the deduction of any land
that is,
i. conveyed at any time for transportation, utilities and
infrastructure as described in Section 41, of the Oak
Ridges Moraine Conservation Plan, whether before, on or
after November 16, 2001; or
ii. validly conveyed before June 27, 1970.
SAND BARRENS
a) Land (not including land that is being used for agricultural
purposes and no longer exhibits sand barrens characteristics)
that,
i. has sparse or patchy vegetation that is dominated by
plants that are,
• adapted to severe drought and low nutrient levels; and
• maintained by sev ere environmental limitations such as
drought, low nutrient levels and periodic disturbances
such as fire;
ii. has less than 25 per cent tree cover;
iii. has sandy soils (other than shorelines) exposed by natural
erosion, depositional process or both; and
The Town of Aurora Official Plan
September 27, 2010 262
iv. has been further identified, by the Ministry of Natural
Resources or by any other person, according to evaluation
procedures established by the Ministry of Natural
Resources, as amended from time to time.
SAVANNAH
a) Land (not including land that is being used for agricultural
purposes and no longer exhibits savannah characteristics) that,
i. has vegetation with a significant component of non-woody
plants, including tallgrass prairie species that are
maintained by seasonal drought, periodic disturbances
such as fire, or both;
ii. has from 25 per cent to 60 per cent tree cover;
iii. has mineral soils; and
iv. has been further identified, by the Ministry of Natural
Resources or by any other person, according to evaluation
procedures established by the Ministry of Natural
Resources, as amended from time to time.
SECONDARY SUITE
a) A single accessory dwelling unit in a house that consists of one or
more rooms that are designed, occupied or intended for use,
including occupancy, by one or more persons as an independent
and separate residence in which a facility for cooking, sleeping
facilities and sanitary facilities are provided for the exclusive use
of such person or persons.
SEEPAGE AREAS AND SPRINGS
a) Are sites of emergence of groundwater where the water table is
present at the ground surface. Seepage areas are areas where
groundwater emerges from the ground over a diffuse area.
Springs are points of natural, concentrated discharge of
groundwater.
SELF-SUSTAINING VEGETATION
a) Vegetation dominat ed by plants that can grow and persist without
direct human management, protection, or tending.
SETTLEMENT AREAS
a) Urban areas and rural settlement areas within municipalities (such
as cities, towns, villages and hamlets) where:
The Town of Aurora Official Plan
September 27, 2010 263
i. development is concentrated and which have a mix of land
uses; and
ii. lands have been designated in an official plan for
development over the long term planning horizon provided
for in the Provincial Policy Statement, 2005. Where there
are no lands that have been designated over the long-
term, the settlement area may be no larger than the area
where development is concentrated.
SIGNIFICANT
a) Means,
i. in regard to Provincially significant wetlands and areas of
natural and scientific interest, an area identified as
provincially significant by the Ontario Ministry of Natural
Resources using evaluation procedures established by the
Province, as amended from time to time;
ii. in regard to the habitat of endangered species and
threatened species, means the habitat, as approved by the
Ontario Ministry of Natural Resources, that is necessary for
the maintenance, survival, and/or the recovery of naturally
occurring or reintroduced populations of endangered
species or threatened species, and where those areas of
occurrence are occupied or habitually occupied by the
species during all or any part(s) of its life cycle;
iii. in regard to woodlands, an area which is ecologically
important in terms of features such as species
composition, age of trees and stand history; functionally
important due to its contribution to the broader landscape
because of its location, size or due to the amount of forest
cover in the planning area; or economically important due
to site quality, species composition, or past management
history;
iv. in regard to other features and areas in Section 3.5.3.2 a),
ecologically important in terms of features, functions,
representation or amount, and contributing to the quality
and diversity of an identifiable geographic area or natural
heritage system.
SINGLE DWELLING
a) A building containing only one dwelling unit.
The Town of Aurora Official Plan
September 27, 2010 264
SIGNIFICANT GROUNDWATER RECHARGE AREA
a) An area within which it is desirable to regulate or monitor drinking
water threats that may affect the recharge of an aquifer.
SIGNIFICANT VALLEYLANDS
a) A natural area that occurs in a valley or other landform depression
that has water flowing through or standing for some period of the
year. These areas are ecologically important in terms of features,
functions, representation or amount, and contribute to the quality
and diversity of an identifiable geographic area or natural heritage
system.
SIGNIFICANT WILDLIFE HABITAT
a) Areas where plants, animals and other organisms live, and find
adequate amounts of food, water, shelter and space needed to
sustain their populations. Specific wildlife habitats of concern may
include areas where species concentrate at a vulnerable point in
their annual or life cycle; and areas which are important to
migratory or non-migratory species. These areas are ecologically
important in terms of features, functions, representation or amount,
and contribute to the quality and diversity of an identifiable
geographic area or natural heritage system. The Provincial
Significant Wildlife Habitat Technical Guide should be referenced
to determine significant wildlife habitat.
SIGNIFICANT WOODLANDS
a) Woodlands which meet any one of the criteria in policy 2.2.39 of
the York Region Official Plan.
SITE
a) The lands subject to an application.
SITE ALTERATION
a) Activities such as grading, excavation and the placement of fill that
would change the landform and natural vegetative characteristics
of a site.
SPECIAL NEEDS HOUSING
a) The integration of housing and support services for individuals who
require specific services to maintain their housing and well-being.
Special needs housing includes both transitional and permanent
housing, most commonly in not-forprofit residential housing.
STORMWATER MANAGEMENT POND
The Town of Aurora Official Plan
September 27, 2010 265
a) A detention basin that temporarily stores or treats collected
stormwater runoff and releases it at a controlled rate.
SUBWATERSHED
a) An area that is drained by a tributary or some defined portion of a
stream.
SURFACE CATCHMENT AREA
a) The area including and surrounding a kettle lake or wetland, from
which surface runoff drains directly into the kettle lake or wetland.
SUSTAINABLE
a) When used with respect to a natural resource, means that the
natural resource is able to support a particular use or activity
without being adversely affected.
TALLGRASS PRAIRIE
a) Land (not including land that is being used for agricultural
purposes and no longer exhibits tallgrass prairie characteristics)
that,
i. has vegetation dominated by non-woody plants, including
tallgrass prairie species that are maintained by seasonal
drought, periodic disturbances such as fire; or both,
ii. has less than 25 per cent tree cover;
iii. has mineral soils; and
iv. has been further identified, by the Ministry of Natural
Resources or by an any other person, according to
evaluation procedures established by the Ministry of
Natural Resources, as amended from time to time.
THREATENED SPECIES
a) Any native species that is at risk of becoming endangered
throughout all or part of its Ontario range if the limiting factors are
not reversed.
TIME OF TRAVEL
a) Refers to the estimated time required for groundwater to move
from a given location in an aquifer to the intake of a water well. A
wellhead protection area is typically divided into several time of
travel zones.
TRANSPORTATION SYSTEMS
The Town of Aurora Official Plan
September 27, 2010 266
a) A system consisting of corridors and rights-of way for the
movement of people and goods, and associated transportation
facilities including transit stops and stations, cycle lanes, bus
lanes, high occupancy vehicle lanes, rail facilities, park’n’ride lots,
service centres, rest stops, vehicle inspection stations, intermodal
terminals, harbours, and associated facilities such as storage and
maintenance.
TREE
a) Any species of woody perennial plant, including its root system,
that has reached or can reach a height of at least 4.5 metres at
physiological maturity, provided that where multiple stems grow
from the same root system, the number of trees shall be the
number of stems that can be counted at a point of measurement
1.37 metres from the ground.
UNSERVICED PARK
a) A park that provides recreational opportunities and facilities,
including playing fields, but without outdoor lighting, accessory
commercial facilities, paved parking lots or permanent water or
sewer facilities.
UTILITIES
a) Include all essential public services such as electricity, gas or
communications/telecommunications that are provided by a
regulated company or government agency.
VALLEYLANDS
a) A natural area that occurs in a valley or other landform depression
that has water flowing through or standing for some period of the
year.
VEGETATION PROTECTION ZONE
a) Buffers surrounding a key natural heritage feature or a key
hydrologic feature. These areas protect the feature and its
functions from the impacts of land use changes and associated
activities that will occur before, during and after construction, and
where possible, restore or enhance the features and its functions.
Within the Oak Ridges Moraine Conservation Plan, Greenbelt
Plan, and the Lake Simcoe Protection Plan, the determination of
the extent of a vegetation protection zone is defined by, and be
subject to the provisions of these plans.
WATERSHED
a) An area that is drained by a river and its tributaries.
The Town of Aurora Official Plan
September 27, 2010 267
WAYSIDE PIT
a) A temporary pit opened or used by or for a public body solely for
the purpose of a particular project of road construction and not
located on the road right of way.
WELLHEAD PROTECTION AREA
a) The surface and sub-surface area surrounding a water well or well
field that supplies a municipal water system and through which
contaminants are reasonably likely to move so as eventually to
reach the water well or well field.
WETLAND
a) Lands that are seasonally or permanently covered by shallow
water, as well as lands where the water table is close to or at the
surface. In either case the presence of abundant water has
caused the formation of hydric soils and has favoured the
dominance of either hydrophytic plants or water tolerant plants.
The four major types of wetlands are swamps, marshes, bogs and
fens. Wetlands on the Oak Ridges Moraine, Greenbelt, and within
the Lake Simcoe Watershed, include any wetlands identified by
the Ministry of Natural Resources or by any other person,
according to evaluation procedures established by the Ministry of
Natural Resources, as amended from time to time. Elsewhere in
York Region, wetlands include any wetland that has been
evaluated under the Ontario Wetland Evaluation System and
approved by the Ministry of Natural Resources.
WILDLIFE HABITAT
a) Land that,
i. is an area where plants, animals and other organisms live
or have the potential to live and find adequate amounts of
food, water, shelter and space to sustain their population,
including an area where a species concentrates at a
vulnerable point in its annual or life cycle and an area that
is important to a migratory or non-migratory species; and
ii. has been further identified, by the Ministry of Natural
Resources or ay any other person, according to evaluation
procedures established by the Ministry of Natural
Resources, as amended from time to time.
WOODLAND
a) An area of land at least 0.2 hectare in area with at least:
The Town of Aurora Official Plan
September 27, 2010 268
i. 1000 trees of any size, per hectare;
ii. 750 trees measuring over 5 centimetres diameter at breast
height, per hectare;
iii. 500 trees measuring over 12 centimetres diameter at
breast height, per hectare; or,
iv. 250 trees measuring over 20 centimetres diameter at
breast height, per hectare,
but does not include a cultivated fruit or nut orchard, a plantation
established for the purpose of producing Christmas trees or
nursery stock. For the purposes of defining a woodland, treed
areas separated by more than 20 metres will be considered a
separate woodland.
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TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
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TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
2C AREA
OPA 30
OPA30
OPA 20
OPA 34
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'B'SECONDARY PLAN AREAS
´0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_B_Secondary_Plan_Areas.mxd
LEGEND
Built Boundary
Municipal Boundary
Road
Proposed Road
2C Area
OPA 20
OPA 30
OPA 34
Secondary Plans
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02
Oak Ridges Moraine Boundary
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
"DRAFT FOR REVIEW
The Aurora Promenade
Schedule B1
Secondary Plan Area
FALCONWOOD HOLLOWMEADOW L A R K L N
Secondary Plan Boundaries
Deferred Pending Further Review
LEGEND
Downtown
Upper Downtown
Downtown Shoulder
Promenade General
Promenade Focus Area
The Aurora Promenade
Secondary Plan Area
Aurora GO Station
Aurora Leisure
Complex
Church Street School
Our Lady of Grace Church
Library
Aurora Community Centre
St. Andrew’s College
Fire
Station
Armoury
Family
Leisure
Complex
Aurora
Town Hall
Trinity
Church
United
Church
Saint-Jean
C.S.
Saint Maximilian
Kolbe C.S.
Lester B. Pear -
son P.S.
Well’sStreet
P.S.
Dr. G.W. Williams
Secondary School
cy Acres St. Joseph C.S.George Street P.S.
Aurora Heights P.S.McMahon Park
Valhalla
Park
Craddock Park
Craddock
Park
Machell Park
Fleury Park
Sandusky ParkHerb Mck -
enzie Park
Aurora War
Memorial
Peace Park
Town Park
Jack Wood ParkHighland Field
Alliance
Forest
Lambert Wilson Park
Sheppard’s Bush
Conservation Area
James Lloyd
Park
Aurora Hi
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WA
Y
NO
R
T
H
LARMONT STREETIBER CRT
WENDERLY DRIVEEDWARD
S
T
R
E
E
T
JARVIS AVENUEMEADOW L ARK LNINDUSTRIAL PARKWA Y S O UTH
WOODROO
F
C
R
E
S
H
O
L
L
A
N
D
V
I
EW
T
R
A
ILLUXTON AVE
JOHN WEST WAY
Deferred Pending Further Review
Downtown
Upper Downtown
Downtown Shoulder
Promenade General
Promenade Focus Area
LEGEND
Secondary Plan Boundaries
Special Design Areas
September 2010
0 2000
The Aurora Promenade
Schedule B2
Building Heights
FALCONWOOD HOLLOWMEADOW L A R K L N
Secondary Plan Boundaries
Deferred Pending Further Review
LEGEND
Minimum 2-storeys Maximum 3-storeys
Minimum 2-storeys Maximum 5-storeys
Minimum 2-storey Maximum 5-storeys + 1
bonus storey
Minimum 2-storeys Maximum 5-storeys + 2 bonus storeys
The Aurora Promenade Secondary Plan
Building Heights
Aurora GO Station
Aurora Leisure
Complex
Church Street School
Our Lady of Grace Church
Library
Aurora Community Centre
St. Andrew’s College
Fire
Station
Armoury
Family
Leisure
Complex
Aurora
Town Hall
Trinity
Church
United
Church
Saint-Jean
C.S.
Saint Maximilian
Kolbe C.S.
Lester B. Pear -
son P.S.
Well’sStreet
P.S.
Dr. G.W. Williams
Secondary School
cy Acres St. Joseph C.S.George Street P.S.
Aurora Heights P.S.McMahon Park
Valhalla
Park
Craddock Park
Craddock
Park
Machell Park
Fleury Park
Sandusky ParkHerb Mck -
enzie Park
Aurora War
Memorial
Peace Park
Town Park
Jack Wood ParkHighland Field
Alliance
Forest
Lambert Wilson Park
Sheppard’s Bush
Conservation Area
James Lloyd
Park
Aurora Hi
g
hl
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olf
&
C
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T TEMPERANCE STREETCENTRE S
T
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T
HENDERS
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N
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R
I
V
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POPLAR CRES
CARUSO
G
D
N
S
CASEY CRTTHOMPKINSCRESPOPLAR CRES
DAVIS R
O
A
DJONES
CRT
RI
CHARDSON DRI
VEBAI
LEY CRESROY AL R D
EVELYN BU
C
K
L
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EDWARD STK ENNEDY ST E MARY STREETI
NDUSTRY STBAT S O N D RIV E
D U NN IN G A VEN UECRESCENT
WILES CRTVIC
TORIA STREETSPRUCE STREETC AT HERI N E AV ENUE
MET C A L F E ST
HARRI SO N A VE
K ENNE D Y S T EODIN CRESVA
T
A C
RTPARKLAND
C
OURT
RANSOM STJAS P E R D RIVEHURON CRT
CHI
LD DR
IVE
A LLAURA BOU LEVARDSTODDART DRIVEGURNETT STBOWLER
ST
ELDON CRESVALHALLA CRTCENTR E STREE T JOHN WEST WAYSAN D U SKY CRESCENTROSS STGEORGE STWELLS STREETMUGFORD
R D
C HUR C H S T
MAP LE STR E E T
CON NA UGHT A V E
HOLLI DGE BLVD
BERCZY STMI
LL STREETS C R E SC E N T
MOSL E Y STR EET
BANBURY CRTTECUMSEH DRIVEMA R Y S TR E ET
B
I
RCH CRTWEBSTER RDCAMERON AVECABOT CRTMOSAI
CS AVEGEORGE STNISBET DRIVECOU S IN S D R E
PATRIC
K DRW OODROOF
C
R
E
S
FALCONWOOD HOLLOWWELLS STREETDUN H A M CRESENG ELH AR D DRI VE
I
NDUSTRI
AL PARKWAY SOUTHEDWARD STDAVI
DSON ROADO C H ALSK I RD
CORBE T T CRESS P RI N GBURN C
R
E S
CO S SAR DR IVE
GLENVIEW
D RIV E
F A IR W AY DR IVE BROOKLAND A VEN U E
GOL F L IN KS D R IVE
DOD IE ST
REU B EN S T
R A N S O M
C R T
H AW TH OR NE LA N E
H IL L VIE W R O A DHARRIMAN ROADMACHELL AVENUEJASPER DRI
VEAU RO R A HEIGHTS DRIVE
S U N RAY PLILLINGWORTH C R TLAURENTIDE
AVENUES DRIV E
S T.AND R E
W’S
COURT
CY
P
R
E
S
S CRT
KE YSTONE CR T
B A T SON D R IV EWALTON DR
I
VEAVONDALE CRESBURGON
P
L
CLOSS SQ
U
A
R
E
WALTON DRIVE
OA
K COURTCOMMUNITY CENTRELANEWATER WELL LNCEDAR CRESCENTSPRUCE STREETFLEURY STREETWELLS LNWALTON DRIVE CENTRE CRESS C AN LON C RT
I
ND
U
S
T
RI
A
L P
A
R
K
WA
Y
N
OR
T
H
LARMONT STREETIBER CRT
WENDERLY DRIVEE DWAR D STREET
JARVIS AVENUEMEADOW L A RK LNINDUSTRIAL PARKWA Y S O UTH
WOODROO
F
C
R
E
S
H
O
L
LA
N
D
V
I
E
W T
R
AILLUXTON AVEJOHN WEST WAYLEGEND
Secondary Plan Boundaries
Deferred Pending Further Review
Minimum 2-storeys Maximum 3-storeys
Minimum 2-storeys Maximum 5-storeys
Minimum 2-storeys Maximum 5-storeys
+ 1 bonus storey
Minimum 2-storeys Maximum 5-storeys
+ 2 bonus storeys
September 2010
0 2000
The Aurora Promenade
Schedule B3
Streetscapes
FALCONWOOD HOLLOWMEADOW L A R K L N
Secondary Plan Boundaries
Deferred Pending Further Review
LEGEND
Main Street
Village
Boulevards
Residential Heritage Street
Residential Local Street
Civic / Special Street
Focus Area Street
Parkside Links
Potential Lanes
Existing / Potential Midblock Pedestrian Link
Primary Gateways
Secondary GatewaysStreetscape HierarchyThe Aurora Promenade Secondary Plan
Public Realm
Industrial Street
*Aurora GO Station
Aurora Leisure
Complex
Church Street School
Our Lady of Grace Church
Library
Aurora Community Centre
St. Andrew’s College
Fire
Station
Armoury
Family
Leisure
Complex
Aurora
Town Hall
Trinity
Church
United
Church
Saint-Jean
C.S.
Saint Maximilian
Kolbe C.S.
Lester B. Pear -
son P.S.
Well’s
Street
P.S.
Dr. G.W. Williams
Secondary School
cy Acres St. Joseph C.S.George Street P.S.
Aurora Heights P.S.McMahon Park
Valhalla
Park
Craddock Park
Craddock
Park
Machell Park
Fleury Park
Sandusky ParkHerb Mck -
enzie Park
Aurora War
Memorial
Peace Park
Town Park
Jack Wood ParkHighland Field
Alliance
Forest
Lambert Wilson Park
Sheppard’s Bush
Conservation Area
James Lloyd
Park
Aurora Hi
g
hl
a
n
d
s
G
olf
&
C
o
u
n
t
r
y
Cl
u
b
Aurora Hig
h
l
a
n
d
s
G
o
l
f
&
C
o
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n
t
r
y
Cl
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b YONGE STREETWELLINGT
O
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S
T
R
E
E
T
W
E
S
T
TYLER ST
R
E
E
T TEMPERANCE STREETCENTRE S
T
R
E
E
T
HENDERS
O
N
D
RI
V
E
POPLAR CRES
CARUSO
G
D
N
S
CASEY CRTTHOMPKINSCRESPOPLAR CRES
DAVIS R
OA
DJONES
CRT
RI
CHARDSON DRI
VEBAI
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EVELYN BU
C
K
L
N
EDWARD STK ENNEDY
ST E MARY STREETI
NDUSTRY STBAT S O N D RIV E
D U NN IN G A VEN UECRESCENT
WILES CRTVIC
TORI
A STREETSPRUCE STREETC AT HERI N E AV ENUE
MET C A L F E ST
HARRI SO N A VE
K ENNE D Y S T EODIN CRESVA
T
A C
RTPARKLAND COURT
RANSOM STJAS P E R D RIVEHURON CRT
CHI
LD DR
IVE
A L LAURA BOU LEVARD
STODDART DRIVEGURNETT STBOWLER ST
ELDON CRESVALHALLA CRTCENTR E STREE T JOHN WEST WAYSAN D U SKY CRESCENTROSS STGEORGE STWELLS STREETMUGFORD
R D
C HUR C H S T
MAP LE STR E E T
CON NA UGHT A V E
HOLLI DGE BLVD
BERCZY STMILL STREETS C R E SC E N T
MOSL E Y STR EET
BANBURY CRTTECUMSEH DRIVEMA R Y S TR E ET
B
I
RCH CRTWEBSTER RDCAMERON AVECABOT CRTMOSAI
CS AVEGEORGE STNISBET DRIVECOU S IN S D R E
PATRIC
K DRW OODROOF
C
R
E
S
FALCONWOOD HOLLOWWELLS STREETDUNH A M CRESENG ELH AR D DRI VE
I
N
DUSTRI
AL PARKWAY SOUTHEDWARD STDAVI
DSON ROADO C H ALSK I RD
CORBE T T CRESS P RI N GBURN C
R
E S
CO S SAR DR IVE
GLENVIEW
D RIV E
F A IR W AY DR IVE BROOKLAND A VEN U E
GOL F L IN KS D R IVE
DOD IE ST
REU B EN S T
R A N S O M
C R T
H AW TH OR NE LA N E
H IL L VIE W R O A DHARRIMAN ROADMACHELL AVENUEJASPER DRIVEAURO RA HEIGHTS DRIVE
S U N RAY PLILLINGWORTH C R TLAURENTIDE
AVENUES DRIVE
S T.AND R E
W’S
COURT
CY
P
R
E
S
S CRT
KE YSTONE CR T
B A T SON D R IV EWALTON DRI
VEAVONDALE CRESBURGON
P
L
CLOSS SQ
U
A
R
E
WALTON DRIVE
OA
K COURTCOMMUNITY CENTRELANEWATER WELL LNCEDAR CRESCENTSPRUCE STREETFLEURY STREETWELLS LNWALTON DRIVE CENTRE CRESS C AN LON C RT
IND
U
S
T
RI
A
L P
A
R
K
WA
Y
NOR
T
H
LARMONT STREETIBER CRT
WENDERLY DRIVEE DWAR D STREET
JARVIS AVENUEMEADOW L A RK LNINDUSTRIAL PARKWA Y S O UTH
WOODROO
F
C
R
E
S
H
O
L
LA
N
D
V
I
E
W
T
R
AILLUXTON AVEJOHN WEST WAY*Go Station
Secondary Plan Boundaries
Deferred Pending Further Review
Main Street
Village
Boulevards
Residential Heritage Street
Residential Local Street
Civic / Special Street
Focus Area Street
Parkside Links
Potential Lanes
Existing/Potential Midblock Pedestrian Link
Primary Entryways
Secondary Entryways
LEGEND
September 2010
0 2000
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TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'C'COMMERCIAL CENTRES
´0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_C_Commercial_Centres.mxd
LEGEND
Built Boundary
Municipal Boundary
Road
Proposed Road
Commercial Designations
Community Boundary
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02
Oak Ridges Moraine Boundary
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
"DRAFT FOR REVIEWCommunity Commercial Centre -Historic Core
Community Commercial Centre
Convenience Commercial Centre
Service Commercial Centre
Regional Commercial (Special)
Special - Based on Site SpecificPolicies or Secondary Plans
Aurora Promenade Commercial
!
!
!
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!
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!
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!
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!
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!
!
!
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!
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TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'D'HERITAGE RESOURCEAREAS
´0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_D_Heritage_Resource_Areas.mxd
LEGEND
Municipal Boundary
Road
Oak Ridges Moraine Boundary
Proposed Road
Built Boundary
Heritage Resources
Designated Heritage PropertiesPart IV - OHA
Heritage Resource Areas
!
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
"DRAFT FOR REVIEWNortheast Old Aurora HeritageConservation DistrictPart V - OHA
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TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'E'ENVIRONMENTALDESIGNATIONS
´0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_E_Environmental_Designations.mxd
LEGENDMunicipal Boundary
Road
Oak Ridges Moraine Boundary
Proposed Road
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
"
Environmental Features
Environmental Protection
ORM - Endangered, Rare andThreatened Species
Waterbodies
Watercourse - Minimum VegetationProtection Zone (30m)
Wetlands
Wetlands - Minimum VegetationProtection Zone (30m)
Woodlands
Woodlands - Minimum VegetationProtection Zone (30m)
Significant Forest
Areas of Natrural and Scientific Interest
Former Waste Site
Former York Sanitation Site No. 1
WatercourseDRAFT FOR REVIEW
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TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD
BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENT SERVICESDEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THE ONTARIO MINISTEROF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATED JULY 2ND, 2010. BASEINFORMATION DERIVED FROM THE REGION OF YORK. GENERIC REGULATIONBOUNDARY LIMITS PROVIDED BY THE LAKE SIMCOE REGION CONSERVATION AUTHORITY AND THE TORONTO REGION CONSERVATION AUTHORITY.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'F'GENERIC REGULATIONS
´0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_F_Generic_Regulations.mxdDRAFT FOR REVIEWLEGEND
Municipal Boundary
Road
Oak Ridges Moraine Boundary
Proposed Road
Built Boundary
Regulation Limits
Lake Simcoe RegionConservation Authority
Toronto RegionConservation Authority
Watercourse
Waterbody
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
"
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TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'G'COMMUNITYIMPROVEMENT AREAS
´0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_G_Community_Improvement_Areas.mxd
LEGEND
Municipal Boundary
Road
Oak Ridges Moraine Boundary
Proposed Road
Built Boundary
Community Improvement Areas
Aurora Promenade(Downtown Core)
Watercourse
Waterbody
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
"DRAFT FOR REVIEW
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19
5
16
14 1
15
20 10
18
21
8
29
4 13 25 & 26
3 2
12
617
9
7
11
22
23
24
27
28
30
31
TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'H'SITE SPECIFICPOLICY AREAS
´
0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_H_Site_Specific_Policy_Areas.mxd
LEGEND
Municipal Boundary
Road
Oak Ridges Moraine Boundary
Proposed Road
Built Boundary
Site Specific Policy Areas
Site Specific Policy Area
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02"
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02DRAFT FOR REVIEW
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tt ttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttt
TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BL OOMINGTO N ROA D BLOOMINGTON ROA DBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'I'PROPOSED ROADCLASSIFICATIONS
´0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_I_Proposed_Road_Classifications.mxd
Local Road
Proposed Road
Road Classification
LEGEND
Municipal Boundary
Oak Ridges Moraine Boundary
Arterial Road
Major Collector Road
Minor Collector Road
Freeway
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02"
OPA 30 Collector RoadDRAFT FOR REVIEW
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TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BL OOMINGTO N ROA D BLOOMINGTON ROA DBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'J'PROPOSEDRIGHT-OF-WAYS
´0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_J_Proposed_Right_of_Ways.mxd
Right-of-Way Width
LEGEND
Municipal Boundary
Oak Ridges Moraine Boundary
Road Classification
Proposed Road
Major Road
Minor Road
Roads Under ProvincialJurisdiction
36 Metres
30 Metres
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02"DRAFT FOR REVIEWFreeway
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!!!!!!!!!!!!!!!
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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
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IA ÂÂÂÂÂÂÂ ÂÂÂTOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'K'TRAIL NETWORKCONCEPT
´0 0.75 1.5
Kilometres
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_K_Trail_Network_Concept.mxd
Bicycle Route!!!
Future Trail Network
Trail Network
Sheppards Bush Conservation Area
Fleury and Machell Park
Willow Farm, Lakeview and Wimpey Trail
Holland River Valley Trail (Nokiidaa Trail)
Klaus Wehrenberg Trail
Oak Ridges Trail
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IA
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Lookout
Parking
Washroom
Future Linkage
ÂFuture Oak Ridges Trail
Future Trail (0-15 Years)
Future Trail (15-25 Years)
Future Trail (25-50+ Years)
Future Bicycle Route!!!
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02"
LEGEND
Municipal Boundary
Road
Oak Ridges Moraine Boundary
Proposed Road
Waterbody
WatercourseDRAFT FOR REVIEW
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!
!
!TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'L'WELLHEAD PROTECTIONAREAS
´0 0.75 1.5
Kilometres
Wellhead Protection Areas
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_L_ORM_Wellhead_Protection_Areas.mxd
Watercourse
Waterbody
LEGEND
Municipal Boundary
Road
Oak Ridges Moraine Boundary
Proposed Road
Built Boundary
Active Wellhead
100 Metre Zone
0-2 Year Zone
2-5 Year Zone
5-10 Year Zone
10-25 Year Zone
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02"DRAFT FOR REVIEW
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tt ttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttt
TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCanadian National RailwayHydro CorridorHydr
o Cor
r
i
dor
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD
WELLINGTON STREET WEST WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404
404
404
AURORA OFFICIAL PLAN
REPRODUCED BY THE TOWN OF AURORA PLANNING AND DEVELOPMENTSERVICES DEPARTMENT (GIS), AUGUST 2006, UNDER LICENCE WITH THEONTARIO MINISTER OF MUNICIPAL AFFAIRS AND HOUSING 2002. UPDATEDJULY 2ND, 2010. BASE INFORMATION DERIVED FROM THE REGION OF YORK.
THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULDBE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE& FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS.
SCHEDULE 'M'SUBWATERSHED AREAS
´0 0.75 1.5
Kilometres
Subwatershed Areas
East Holland Subwatershed
East Humber Subwatershed
Rouge Subwatershed
CREATED:09/01/2002APPROVED BY:JK
UPDATED:07/02/2010
UPDATED BY:CF & JSDRAWN BY:CF & JS
FILE NAME:Schedule_M_Subwatershed_Areas.mxd
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02"
LEGEND
Watercourse
Waterbody
Municipal Boundary
Road
Oak Ridges Moraine Boundary
Proposed RoadDRAFT FOR REVIEW