BYLAW - OPA #61 - 19911009 - 332091Dill, __ ,,_,7~...-~1 FOliO I I If ,.
' 0"""'Q l~'lUE DATE
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JUN 071993
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Ontario
1 Ontario Municipal Board
..,ommission des affaires municipales de !'Ontario
IN THE MATTER
the Planning
C.P I 13
OF Section 17(11) of
Act, R.s.o. 1990,
AND IN THE MATTER OF a referral to
this Board by the Honourable
Minister of Municipal Affairs, on a
request by Klaus Wehrenberg for
consideration of Amendment No. 61 to
the Official Plan for the Town of
Aurora Planning Area
·Minister's File No. 19-0P-0025-061
O.M.B. File No. 0 920195
0 920195
DISPOSITION as noted on Hearing Sheet dated April 19, 1993
and ORDER OF THE BOARD
The Board is dealing with a referral of Official Plan Amendment
No. 61 of the Town of Aurora which represents the Secondary Plan for
the North Bayview Residential Neighbourhood. It was referred to the
Board at the request of Klaus W~hrenberg.
At the commencement of the hearing, the Board granted a request
to consolidate Board File No. 0 930124 on consent subject to a
condition that each file will have a separate decision. The said
referral consists of part of the New Town of Aurora's Official Pan
and ge~e~~!~ with the same lands dealt with by Official Plan
Amendmet_:: __ ~!-;
Mr. Klaus Wehrenberg gave evidence before the Board and summoned
a number of provincial and municipal witnesses. His concerns with
Official Plan Amendment No. 61 can be generally classified under
three major headings: 1) Process, 2) Environmental .and Ecological
Concerns; and 3) Long Term Planning Objectives.
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0 920195
Having considered all of the evidence, the Board finds that:
1. While the objector may have concerns with
procedural aspects of the Environmental Committee
of which he was a member and with the function of
the Committee vis-a-vis Council, the Board found
no evidence that at the end of the day, when
Council adopted Official Plan Amendment No. 61, it
did not have the best possible information on
which to base its decision.
2. From the "viva voce" evidence and from the letters
from commenting agencies, the Board is satisfied
that environmental and ecological concerns have
been well-addressed. Mr. Wehrenberg's constant
involvement has added an additional degree of
consideration to the review process. The
Environmental Impact Study and the Addendum,
addressing the concerns of the commenting agencies
may not satisfy Mr. Wehrenberg' s personal
expectations but has resulted in significant
improvements as evidenced by the modifications
being proposed to this Board. A concern of
Mr. Wehrenberg was that in the process of
discussion and meetings with staff from the
Ministry of Natural Resources the various parties
met with the Ministry's staff at different times
without the possibility of discussing their
position face-to-face. The Board sees some logic
in the suggestion that all parties should be
present at the same time to address items of
common interest and recommends consideration of
such a procedure to the Ministry's staff.
3. Mr. Wehrenberg is interested in the development of
an Official Plan for the York Region and has a
deep interest towards the development of long term
planning objectives, especially as they relate to
good land use principles and their impact on the
environment. He is also concerned that should the
Board approve Official Plan Amendment No. 61 it
would open the floodgate to the development of
lands to the east. The Board heard that the
preparation of the York Region Official Plan is
presently under way. Mr. Wehrenberg will have an
opportunity to provide input as well as to any
development of the east side of Bayview Avenue
which will require hearings and consultation. The
Board is, however, dealing with the referral of
Official Plan Amendment No. 61 and part of the new
Official Plan.
From all of the evidence, the Board is satisfied that Official
' '
Plan Amendment No. 61 and the New Town of Aurora's Official Plan are "~
in the public interest, represent good land use planning principles,
respect and adhere to the applicable Provincial Policy statements and
take into account Section 2 of the Planning Act.
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0 920195
The Board therefore modifies Official Plan Amendment 61 as shown
on Exhibit 5, Tab 15. As so modified, the Board orders that Official
Plan Amendment No. 61 is hereby approved.
ADOPTION BY-LAW FOR OFFICIAL PLAN AMENDMENT NO. 61
BY-LAW NUMBER 3320-91
OF THE MUNICIPAL CORPORATION OF THE TOWN OF AURORA
The Council of the Corporation of the Town of Aurora, under Section 17 (6) of the Planning Act,
1983, hereby enacts as follows:
1. Official Plan Amendment No. 61. for the Town of Aurora, consisting of the attached
explanatory text and schedules, is hereby adopted.
2. The Clerk is hereby authorized and directed to make application to the Minister of
Municipal Affairs for approval of Official Plan Amendment No. "61 for the Town of
Aurora.
3. This By-law shall come into force and take effect on the day of the fmal passage thereof.
READ A FIRST AND SECOND TIME THIS .za_th DAY OF August, 1991
READ A THIRD AND FINAL TIME AND FINALLY PASSED THIS 9 th DAY OF
·"-. October , 1991.
above is a true copy of By-law No. 3320-91 as enacted and passed by the
orporation of the Town of Aurora on Oct. 9 , 1991.
This Amendment to the Official Plan for the Town of Aurora, which has been adopted by the
Council of the Corporation of the Town of Aurora, is hereby approved in accordance with
Section 17 of the Planning Act, 1983 as Amendment No. 61 to the Official Plan for the Town
of Aurora.
DATE: __________________ __ SIGNAWRE: ____________ _
NORTH BAYVIEW RESIDENTIAL NEIGHBOURHOOD
(CAT-TAIL)
DRAFT SECONDARY PLAN
October 1991
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CONTENTS
Page
PART I -PREAMBLE 3
1. General
2. Purpose
3. Location
4. Basis
5. Concept
PART II-THE OFFICIAL PLAN AMENDMENT 9
PART III-THE SECONDARY PLAN 10
1. Location
2. Purpose
3. Policies
4. Implementation
5. Interpretation
PART IV-THE APPENDICES (on file with the Planning Department, Town of Aurora)
A. Business arising from Dec. 13, 1989 Council Meeting
B. Residential Neighbourhood Plan, Nov. 1989
C. Council Recommendation of June 28, 1990, Public Planning Meeting
D. Section 7 of North Bayview Residential Neighbourhood Environmental Impact
Study, April 1991.
. 3 .
PART I • PREAMBLE
(This is not an operative part of Official Plan Amendment No. 61)
1. GENERAL
PART I • PREAMBLE, is included for information purposes and is not an operative part of
this Official Plan Amendment.
PART II ·THE AMENDMENT, including Schedule 'A' and 'C' attached thereto, indicates
specific amendments to the Official Plan being effected by Official Plan Amendment No. 61 and
is an operative part of this Official Plan Amendment.
PART ill ·THE SECONDARY PLAN, and Schedule 'AA' attached thereto constitutes the
Secondary Plan for the North Bayview Residential Planning District (Planning District No. 9).
Part ill is also an operative part of this Official Plan Amendment.
PART IV· THE APPENDICES, A to Dare on file with the Planning Department, Town of
Aurora. They are not operative parts of this Official Plan Amendment;
• 4.
2. PURPOSE
The purpose of this amendment is as follows:
(a) To redesignate the subject lands from RURAL, to URBAN RESIDENTIAL, low, mixed
medium-low, medium and high density, Convenience and Service COMMERCIAL
CENTRES, INSTITUTIONAL, Neighbourhood and Community Parks and Linear and
Other Open Spaces and to effect other amendments to the Official Plan pursuant to such
redesignation. These amendments are detailed in Part II of this document -THE
AMENDMENT.
(b) To establish and incorporate into the Official Plan a Secondary Plan for the subject lands.
The secondary Plan comprises Part III-THE SECONDARY PLAN, of this document.
3. LOCATION
The designated area of this Secondary Plan consists of approximately 159 hectares (393 acres)
of land comprising part of Lots 77 to 80, Concession 1 E. Y.S. The lands are generally bounded
by Bayview Avenue on the east, the northerly boundary of the first lot north of Vandorf Sideroad
on the south, the Holland River on the west, and by Wellington Street East on the north.
4. BASIS
(a) The area covered by this Amendment was designated RURAL, in the Official Plan of the
Aurora Planning Area which was adopted by Council in 1975, and partially approved in
1977 by the Minister of Municipal Affairs.
(b) In 1988, following a Public Planning meeting to consider redesignating the area for
industrial use in conjunction with lands north of Wellington, Council of the Town of
Aurora directed that an alternative land use be investigated for the lands south of
Wellington Street to the southern boundary of Lot 79, Concession 1, E.Y.S.
(c) On July 27, 1989, a public meeting was held to consider a proposed rezoning and plan
of subdivision by Cat-Tail Investments Inc. on part of Lots 78 & 79, Con. 1, E.Y.S.
South of Wellington Street. The proposal was referred to Planning Advisory Committee
to review the application in the context of an overall development strategy for the lands
west of Bayview Avenue extending from Wellington Street to south ofVandorf Sideroad.
Council, at its meeting of October 25, 1989 directed that an overall background study take
place for the vacant lands, west of Bayview Avenue and then to proceed with separate
Official Plan Amendments for blocks within the study area.
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(d) Council at its meeting on December 13, 1989 decided to strike an ad-hoc committee to
look into sewage capacity of and make appropriate allocation for sanitary sewer service
to the majority of the lands subject to this amendment. The Council resolution forms
Appendix 'A'.
(e) A comprehensive study of the Bayview Residential Neighbourhood was prepared on
behalf of the landowners in consultation with the Town of Aurora by Terry Kelly, Land
Use Planner, in cooperation with Cosburn Patterson Wardman Limited, Milus Bollenberge
Topps Watchorn and Marshall Macklin Monaghan. The Bayview Residential
Neighbourhood Secondary Plan Study is contained in Appendix 'B'. This study was
presented to the Planning Advisory Committee on May 22, 1990.
(f) A Public Planning Meeting dealing specifically with the subject of this amendment, was
held by Council on June 28, 1990. At that meeting Council authorized:
1. that an Official Plan Amendment be proceeded with, incorporating recommendations
from the Planning Department report and the Environmental Impact Study (motion
424), and
2. that the necessary zoning by-laws be prepared and held pending several issues being
resolved (motion 425) (Appendix "C").
g) This Official Plan Amendment and Secondary Plan covers only the northerly portion of
the site covered in the 1989 Bayview Residential Neighbourhood Secondary Plan. The
current application includes lands on lots 77, 78, 79 and 80.
5. PLAN CONCEPT
5.1 General
The lands within the designated area of this Secondary Plan consisting of approximately 159
hectares (393 acres) in total, are intended for the development of an urban residential community
and supporting services and facilities. The design shall aim to achieve a pedestrian and street-
oriented, human scale, environmentally sensitive and comprehensive neighbourhood.
5.2 Housing
The form of housing in the Secondary Plan Area will consist of a variety of dwelling types
including detached dwellings, medium density, both in the form of blocks and street townhouses
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and apartment buildings, in roughly equal proportions. The majority of the low density
residential development will consist of single detached dwellings on lots of varying size.
Lands are reserved throughout the neighbourhood for medium density housing of a design and
quality compatible with that on the surrounding lands. The housing forms (duplexes, triplexes,
townhouses, street townhouses, maisonettes or similar unit types) within this density category
are regarded as appropriate adjacent to low density residential development and offer a greater
variety and choice of housing as well as increased urban design opportunities. The medium and
high density housing types will provide an excellent opportunity to satisfy the requirements of
this neighbourhood for "affordable housing" as required by the Provincial Policy Statement "Land
Use Planning for Housing" and the "Town of Aurora Municipal Housing Statement". State-of-
the-art environmental design and management concepts will be applied. Lands are reserved in
the neighbourhood for high density housing, predominantly apartments, in locations adjacent to
the arterial road system and adjoining the valley of the Holland River.
5.3 Population
The population estimates are based on the densities in the low, medium and high density
residential designations permitted in this Secondary Plan and the current average household yield
factor applicable to these housing types. The total expected population is anticipated to range
between 3,000 and 4,000, depending on the final housing mix, which shall be based on plans of
subdivision and site plan agreements.
5.4 Roads
The boundary roads adjacent to this Neighbourhood consist of Wellington Street East and
Bayview Avenue. These are major arterial roads under the jurisdiction of the Region of York.
A system of minor collector and local roads is provided to serve the neighbourhood. A minor
collector road will provide primary access to the bordering arterial roads and to local roads. The
Collector road shall be designed to accommodate transit. Where appropriate, safe and convenient
pedestrian and bicycling circulation will be provided along the road and open space networks.
5.5 Schools
This Secondary Plan provides for an elementary school site for the Public School Board. It is
intended that the school site will have frontage on a collector road. Should the Separate School
Board require a school site, an integrated Campus arrangement shall be encouraged. Such a
campus would optimize use of land, structures and other facilities.
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5.6 Parks and Open Space
Sites for two Neighbourhood Parks and a Community Park are to be provided in accordance with
municipal standards and to be acquired pursuant to the provisions of the Planning Act, 1983 and
Development Charges Act, 1989.
The Valley of the Holland River is an attractive natural amenity which provides a natural
separation between the new community and the existing Industrial Area to the west. It shall be
integrated into Aurora's network of linear open spaces. Special measures to ensure stability of
the slopes and protection or enhancement of the existing fisheries and wildlife habitat are
warranted. It is intended that development should be kept well away from the top of the slopes
and special policies are provided to prohibit any construction, removal of vegetative cover or any
other disturbance within a defined area. Storm water retention ponds will be provided as
required for erosion and sedimentation control. Latest municipal and provincial environmental
protection measures will be applied. The Open Space at the north east corner of the planning
area shall: ensure an attractive gateway to the Town, protect the floodplain and aim to retain the
Hartman Heritage Farm.
5. 7 Commercial Facilities
The commercial facilities within the Neighbourhood are located at the northeast corner of the
community. They aim to meet the needs for goods, services and employment in the community.
A total of approximately 3 hectares (7 .4 acres) of land is designated commercial. This includes
a Convenience and a Service Commercial Centre. The location of these commercial facilities
is readily accessible to the residents of this neighbourhood.
5.8 Ontario Hydro Corridor
This Secondary Plan recognizes the established Ontario Hydro Corridor which bisects the area.
At least three roads are intended to cross the corridor to link the various parts of this
neighbourhood.
5.9 Municipal Services
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5.9.1 Sanitary Sewers
The Secondary Plan Area will be served by a trunk sewer to be extended to the north and
connected to the York-Durham Servicing Scheme.
5.9.2 Water
The water for all new development will be supplied by a piped water system.
5.9.3 Storm Water Management
The storm drainage system will be designed to ensure that post-development flows do not exceed
pre-development flows. The parks and valley systems will be employed to assist in storm water
management where necessary and appropriate. Facilities will meet the standards of the
municipality, region, provincial ministries and relevant conservation authorities.
5.10 Planning Standards and Criteria
The lands within the designated area of this Secondary Plan are intended to be developed
generally in accordance with the planning standards and criteria contained in Part III of this
document
The figures indicated in Part III are approximate only. Minor modifications may be approved
without the necessity of amending the Secondary Plan. In the event of a conflict between the
Official Plan and this Secondary Plan, the provisions of the Secondary Plan shall prevail.
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PART II-THE AMENDMENT
(This is an operative part of Official Plan Amendment No. 61)
2.1 Schedule "A" -LAND USE PLAN, of the Official Plan of the Aurora Planning Area is
hereby amended by redesignating the lands shown on Schedule 'A' (attached hereto) from
RURAL, to URBAN RESIDENTIAL, low, mixed medium-low, medium and high density,
Convenience and Service COMMERCIAL CENTRES, INSTITUTIONAL, Neighbourhood and
Community Parks and Linear and Other Open Spaces and to effect other amendments to the
Official Plan pursuant to such redesignation.
2.2 Schedule "C" -RESIDENTIAL DEVELOPMENT PLAN, of the Official Plan of the
Town of Aurora Planning Area is hereby amended to incorporate the subject lands into a new
planning district, being Planning District No. 9 -the "North Bayview Residential Planning
District."
2.3 The following text of Part III -The Secondary Plan and map designated Schedule 'AA' -
DETAILED LAND USE, attached hereto, constitute the Secondary Plan for the North Bayview
Residential Neighbourhood, or Planning District No. 9 as established and adopted by
Amendment No. 61 to the Official Plan of the Aurora Planning Area.
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PART III-THE SECONDARY PLAN
(This is an operative part of Official Plan
Amendment No. 61)
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SECONDARY PLAN STRUCTURE
1. The Location
2. Purpose of Secondary Plan
3. Policies
3.1 Urban Residential
3.1.1 General
3.1.2 Housing Categories
(a) Low
(b) Mixed Medium-Low Density Area
(c) Medium
(d) High Density
3.1.3 Bonuses
3.2 Commercial
3.2.1 Convenience Commercial Centre
3.2.2 Service Commercial Centre
3.3 Institutional
3.3.1 Schools
3.3.2 Other Neighbourhood Services
3.4 Parks and Open Spaces
3.4.1 General
3.4.2 Linear and Other Open Space
3A.3 Community Park
3.4.4 Neighbourhood Parks
3.5 Environmental Protection
3.5.1 Environmental Protection Areas
3.5.2 Environmental Design and Management
3.6 Circulation
3.6.1 General
3.6.2 Arterial Roads
3.6.3 Minor Collector Roads
3.6.4 Local Roads
3.6.5 Transit
. 12.
3. 7 Services
3.7.1 General
3.7.2 Sanitary Sewers
3.7.3 Watermains
3.7.4 Storm Drainage
3.7.5 Hydro Corridor
4. Implementation
4.1 Official Plan
4.2 Zoning By-law
4.3 Holding Provisions By-law
4.4 Development Charges
5. Interpretation
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PART III-THE SECONDARY PLAN
1. LOCATION
(a) The designated area of this Secondary Plan consists of approximately 159 hectares (393
acres) of land comprising part of Lots 77 to 80, Concession 1 E. Y.S. The lands are
bounded by Bayview Avenue on the east, southerly boundary of Lot 77 on the south,
Holland River on the west, and by Wellington Street East on the north.
(b) The basic pattern of land use of the NORTH BAYVIEW RESIDENTIAL
NEIGHBOURHOOD is established as shown on Schedules 'A' and 'C' of this Official
Plan Amendment No. 61. This Amendment also incorporates this Secondary Plan which
establishes more refined policies and detailed pattern of land use as shown on Schedule
'AA'-DETAILED LAND USE PLAN, attached hereto.
(c) The locations of school and park sites and other community facilities shown on Schedule
'AA' have been selected without regard to property ownership boundaries. In order to
ensure that property owners contribute their proportionate share towards the provision of
major community facilities such as schools, day care centres, roads and road
improvements, external services and stormwater management systems, etc. property
owners will be required to enter into one or more agreements, as a condition of
development of their lands, providing for the equitable distribution of the cost (including
that of land} of the aforementioned community and common facilities.
2. PURPOSE
The purpose of this Secondary Plan is to create a socially, functionally and environmentally
viable and well designed neighbourhood in the Town of Aurora.
This Secondary Plan, therefore, provides
a) a detailed land use plan as shown on Schedule 'AA',
b) policies for the design and development of the subject lands in accordance with latest urban
residential, commercial, institutional, open space and environmental standards,
c) a basic circulation network including arterial and collector roads, other public facilities,
implementation policies, and
d) interpretation guidelines.
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3. POLICffiS
The following detailed policies are established in this Secondary Plan.
3.1 URBAN RESIDENTIAL
3.1.1 General
(a) It is the intent of Council that this Secondary Plan provide for a residential community,
consisting of a well integrated mixture of low, medium density and high density dwellings
which will be harmoniously related to the natural amenity area of the Holland River valley
and significant wooded areas within the community.
(b) It shall be a policy of this Secondary Plan to preserve existing trees, topography and topsoil
wherever as possible. During processing of plans of subdivision, Council shall require,
where necessary, tree and soil conservation plans. Suitable programs to implement any
approved tree and soil conservation plans shall be required prior to final approval of draft
plans of subdivision.
(c) Noise attenuation measures may be required for development adjacent to major roads to
satisfy the requirements to the Ministry of the Environment and the Region of York.
(d) All provincial policies and guidelines relating to housing, environment and accessibility will
be observed.
(e) Approval of integrated architectural, urban and landscape design concepts, prepared by
qualified professional consultants, may be required as a condition of approval for any plan
of subdivision, or part thereof.
In order to enhance the streetscape design along arterial roads, subdivision design features
such as cul-de-sacs, and service roads may be employed. Street oriented design along local
and collector streets shall aim to strengthen human scale and activity along the internal
circulation routes. Direct access from dwellings on lands designated for low density
residential use to arterial roads shall be minimized. Most dwelling units shall be less than
400 metres from potential transit stops.
(f) Different types and densities of housing units shall be located:
(i) in small clusters, throughout the neighbourhood to encourage a supportive social
environment, which enables residents in all life stages the option of remaining in
the neighbourhood, and
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(ii) to ensure interesting and diversified urban design.
The maximum number of contiguous dwellings of the same type shall be governed by the
Zoning By-law.
(g) All forms of supportive housing including nursing homes, senior citizens' homes, housing
for persons with special needs, group homes, crisis type facilities, rooming, boarding and
lodging houses shall be permitted. Urban Residential shall also permit accessory uses, and
home occupations which are accessory and subsidiary to the residential use and compatible
with the amenity of the residential environment. Neighbourhood oriented support services
including schools, playgrounds, child care facilities and churches shall also be permitted.
(h) Council shall ensure the protection and conservation of the unique aesthetic and
environmental assets of the Holland River valley system including the watercourse, valley,
slopes and lands adjacent to these slopes. Policies to control or, in certain cases, to restrict
construction, and to protect and enhance existing trees, vegetation, fisheries and wildlife
shall comply with Section 3.5 of this Plan and latest municipal, regional, provincial and
conservation authority standards.
(i) Buffer screening shall be used in order to avoid conflicts between developments of different
uses and densities. Where non-residential uses abut residential development, all necessary
measures will be provided to protect the amenity of the residential area. The desigu of
URBAN RESIDENTIAL -developments shall provide for adequate on-site open space
amenities including tot lots, setbacks from streets, landscape buffers and site landscaping,
separation between buildings, parking requirements for residents and visitors, good
architectural design, appropriate widths and acceptable standards for internal private roads.
G) Affordable housing units shall be allocated in a wide range of densities, sizes and types of
housing, throughout the neighbourhood to facilitate a diversified neighbourhood.
(k) Phasing of development shall encourage a balanced mix of low, medium and high density
as well as affordable units to be built at the same time.
(I) Residential Development shall have regard for the policies listed under:
3.3 Institutional
3.4 Parks and Open Spaces
3.5 Environmental Protection and
3.7 Services
(m) The Town will encourage innovative project designs for the Low, Medium and High
Density housing to ensure excellence in environmental, architectural and urban design and
social integration.
. 16.
(n) Housing forms such as block development with private roads and direct frontage onto
public roads and combinations thereof will be permitted.
(o) Subject to all other provisions contained herein, areas for a range of URBAN
RESIDENTIAL DENSITIES are shown on Schedule 'AA' to this Secondary Plan. Minor
modifications to the area and location of the lands so designated may be permitted without
an amendment to this Secondary Plan, provided that the intent of this Secondary Plan is
maintained. Specific densities shall be determined as part of the Subdivision, Site Plan and
Zoning approval process.
(p) Plans of Subdivision and Site Plans shall include the preservation of the Hartman Farm
House if possible at the Bayview Wellington intersection or other location mutually agreed
upon by the owner and the municipality. Preservation of the house may include the
incorporation of the front facade of the existing house into a new building on the property.
The building is over 100 years old and listed in the 1988 Aurora Heritage Committee
(LACAC) Report.
(q) Completion of an archaeological assessment inventory shall be a prerequisite for draft
subdivision or site plan approval.
3.1.2 Housing Categories
The following housing categories are established for lands within the designated area of this
Secondary Plan:
(a) Low Density Housing
Low Density Housing shall consist of single detached dwellings, duplexes, semi-detached
dwellings. In areas designated for Low Density, such units shall prevail. Up to
approximately l/3 of all housing units may be provided at low density.
This housing type shall generally not exceed a net residential density of 25 units per
hectare (10 units per acre), Bonuses may increase this density to 35 units per hectare (14
units per acre). Policies guiding bon using are listed in Section 3.1.3 of this Plan. Building
heights shall not exceed 3 storeys.
(b) Mixed Medium-Low Density Area
This area shall contain the full range of housing in both the low and medium density
categories. The overall average density shall be approximately 30 units per hectare (12
. 17.
units per acre). Blocks within the area may contain densities of up to 50 units per hectare
(20 units per acre) and, if bonuses apply, 60 units per hectare (25 units per acre). The mix
of units shall be achieved in clusters as outlined in Section 3.l.l.f of this Plan.
(c) Medium Density Housing
Medium Density Housing shall consist of multiple dwelling types, such as townhouses,
street townhouses, terrace houses, duplexes, triplexes, fourplexes, maisonettes, stacked
townhouses and garden court apartments, etc., at an overall net density ranging from 25 to
50 units per hectare (10 to 20 units per acre). Bonuses as outlined in Section 3.1.3 may
increase the density to 60 units per hectare (25 units per acre). The maximum height shall
be three to four storeys. In areas designated for medium density such units shall prevail.
At least 1/3 of all housing units will be provided at medium density.
(d) High Density Housing
High Density Housing shall consist of a full range of multiple housing at a net site density
of 50 to 111 units per hectare (20 to 45 units per acre). Bonuses may increase the density
to 150 units per hectare (60 units per acre) as outlined in Section 3.1.3. Varying heights
shall be encouraged, not however, exceeding 7 storeys. High Density housing shall be
located where accessibility and support services are most appropriate. It is intended that
not more than 1/3 of all units would be developed in this category.
While High Density housing, as defined herein, shall prevail in areas so designated on
Schedule 'AA' a limited number of the Medium Density units may be permitted to achieve
good urban design and social diversity.
(e) Affordable Housing
According to provincial housing policies, at least 25% of all new housing shall be
affordable. Such housing shall not cost more than 30% of the gross annual household
earnings of the households within the lowest 60% of income distribution for the Toronto
Census Metropolitan Area. Based on the Town of Aurora Municipal Housing statement of
1991, these affordable units should be provided in the following densities: 45% low
density, 35% medium density and 20% high density. Seventy-five percent of these units
can be owner occupied and 25% rented. Affordable housing units shall address the full
range of needs within the 60th income percentile. This may include socially assisted units
such as co-operative housing or units operated by private or public non-profit housing ·,c
agencies. Also included may be special needs housing such as senior, crisis, boarding or
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lodging units. It shall be a condition for draft plan of subdivision and site plan approvals
that the developer identify the proposed housing units in the above categories.
3.1.3 Bonuses
(a) Bonuses under Section 36 of the Planning Act may be obtained for the following
provisions:
(i) socially assisted housing, housing for senior citizens and persons with special
needs beyond municipal standards established in the Town of Aurora Municipal
Housing Statement or provincial housing policies. Such contributions to the
municipality may be in the form of:
land for socially assisted housing within the secondary planning area,
dwelling units for socially assisted housing within a development,
(ii) housing with innovative technological, environmental or architectural design
components.
(iii) phasing which brings affordable housing at the same time on stream as market
units
(iv) 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. The area will be a completely new neighbourhood, somewhat cut off
from the other residential areas of Aurora. Services will be required which
provide information, counselling and assistance to new residents, especially young
families and seniors living in high density housing.
Any space made available for community services through bonusing shall be in
a visible and accessible location. Community facilities in multiple housing such
as recreation or meeting rooms may be exempted from (F. S. I.) density
calculations.
(v) preservation of heritage, community identity or natural environments, such as the
Hartman Farm.
(vi) contribution of public open spaces beyond the requirement under Sections 41 and
50 of the Planning Act, and Development Charges Act as outlined in Section 3.4.1
of this Plan. Such contributions may consist of land, structures, buildings,
equipment or cash payments which will achieve the objectives of this Plan.
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(vii) significant pedestrian or bicycling connections as outlined in Section 3.4 Open
Space, or Section 3.6 Circulation. Such contributions may consist of land,
structures, facilities or cash payments to achieve the goal and objectives of these
sections, including links to the rest of the Town.
(viii) provision of special facilities to enhance the environment or conserve energy, as
outlined in Section 3.5, Environmental Protection.
(ix) special provisions to facilitate and improve transit use such as shelters, transfer
and amenity areas.
(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;
(iii) design modifications to preclude negative impacts.
(c) In detennining 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, and;
(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;
(iv) transportation, municipal and social services can meet the needs generated by the
increased density.
(d) Council shall not allow a greater residential bonus than can be accommodated within a
development envelope of seven (7) storeys above grade, 50% lot coverage and/or a
maximum floor space index of 1.75.
(e) The site, or neighbourhood where a bonus is permitted, shall also benefit from the facility
or matter conveyed to the municipality in return for the bonus.
(t) Bonuses shall only be considered in areas designated for urban residential or commercial
uses.
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(g) Any agreement under this section shall be registered against the land to which it applies
and enforced against the present or any subsequent owner.
3.2 COMMERCIAL
In addition to providing a certain range of goods and services the proposed commercial centres
have the potential of meeting some of the employment needs of the new neighbourhood.
For the purposes of this Secondary Plan the following commercial categories are hereby
established:
i). Convenience Commercial Centre
ii) Service Commercial Centre
Both commercial centres are located in the Wellington Street East corridor, designated as a
Secondary Planning Area in the 1991 Official Plan.
The 2% open space dedication provision under Sections 41(1) and 50 of the Planning Act shall
apply to all commercial sites.
3.2.1 Convenience Commercial Centre
(a) The Convenience Commercial Centre shall provide basic shopping and personal services
required on an immediate and day-to-day basis. This may include such neighbourhood
scale establishments as convenience, grocery and variety stores, cleaners, video rentals,
banks, restaurants, personal services, child care centres, neighbourhood related social
services and residential uses on upper floors, not, however, a full-sized supermarket or
warehouse drugstore.
The location of the Centre is indicated on Schedule 'AA' of this Plan.
The Convenience Commercial Centre shall:
(i) be designed as a centre or node with coordinated design, and safe pedestrian,
cycling and vehicle access and parking;
(ii) link, where possible, to the Linear Open Space Network;
(iii) relate its height to adjoining proposed buildings but not exceed 4 (four) storeys;
• 21.
(iv) contain approximately 1.5 hectares (3.7 acres), not exceeding 1,800 square metres
of retail commercial floor area or (20,000 square feet). This is to minimize any
adverse impact on the adjacent neighbourhood and to protect the economic
viability of community and regional commercial centres;
(v) screen loading, parking and waste containers from adjacent residential uses, as
specified by municipal regulations;
(vi) be incorporated in the plan of subdivision and be subject to a site plan agreement,
which shall ensure high standards of conceptual design of buildings, massing
siting, exterior access and public areas;
(vii) permit a mix of retail, service and residential components.
3.2.2 Service Commercial Centre
(a) Commercial uses at the Bayview-Wellington intersection are intended to provide
employment and relate to the adjacent industrial uses. They shall be referred to as a
Service Commercial Centre. Depending on the outcome of the Wellington Street East
corridor Secondary Study, the function and, therefore, permitted commercial uses at the
Bayview-Wellington intersection may be broadened.
(b) The Service Commercial Centre shall meet the service and retail requirements of
industrial areas and their employees by permitting such uses as: offices, data processing,
child care centres, motels, hotels, restaurants, technical trades, printing, recreational,
marketing, and financial services. Such a centre shall exclude outdoor storage and
community commercial uses which primarily cater to residential areas, such as full-sized
supermarkets and warehouse drugstores and junior department stores.
(c) The Service Commercial Centre shall contain a multi-storey development on an
approximate 1.5 hectare (3.7 acre) site and permit multi-occupancy buildings. Retail uses
shall be restricted to main floor and street frontage locations. Varying heights are
encouraged, not however, exceeding five storeys.
(d) A Site Plan shall be prepared for the Service Commercial Centre. Appropriate to the
Gateway location of the centre, the plan shall:
(i) display high standards in the conceptual design of buildings, their massing, siting,
exterior access and public areas; the built form rather than parking shall visually
dominate and ensure a positive and strong relationship to Wellington Street;
(ii) have strictly controlled vehicular access points onto arterial and collector streets;
-22-
(iii) indicate coordinated design of signage, street furniture, lighting and landscaping;
(iv) provide convenient, attractive and safe pedestrian and transit access;
(v) provide display areas where such centres orient to pedestrian routes.
(e) Where the Service Commercial Centre borders on residential areas, residential uses on
upper floors shall be permitted.
(f) Good architectural design will have regard to appropriate materials, external finish, and
colours to achieve a harmonious relationship with surrounding buildings, and parks and
open space areas, and streets.
(g) Landscaping shall provide a degree of visual articulation between adjoining properties,
adjacent to streets and highways and in other strategic locations which will enhance the
appearance of the area.
· (h) It is the aim to preserve the Hartman Farm, presently located in the area designated for
Service Commercial Centre, by incorporation into the new development or by relocation.
3.3 INSTITUTIONAL
3.3.1 Schools
(a) A school site location, permitted under the Urban Residential designation, is shown on
Schedule 'AA' -DETAILED LAND USE. The location may be modified, relocated,
added to or deleted without the necessity of an amendment to this Secondary Plan.
(b) In the event that a school site in the Neighbourhood is not required it may be developed
for either Low and/or Medium Density housing, appropriate to the particular location and
compatible with residential development in the surrounding areas, in conformity with all
other policies in this Secondary Plan.
(c) In the event that a school site is not required and is approved for residential development
as provided for in Sections 3.3.l(b), the text of this Secondary Plan, Schedule 'AA' -
DETAILED LAND USE, shall be modified, as appropriate, without the necessity of an
amendment to this Secondary Plan, to reflect the approved change in land use.
(d) Land for schools shall be set aside according to procedures outlined in the Planning and
Development Charges Act, and worked out in each case with the respective school board.
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New elementary schools shall:
locate central to the service area, on collector and near, but not on, arterial roads,
minimize road cross-overs for children,
avoid adverse effects on adjacent residents,
relate to the Open Space System and neighbourhood services,
have adequate parking for staff and loading spaces for buses,
have well drained sites suitable for development, with street frontages which meet the
requirements of the school boards,
be free from environmental or safety hazards such as ponds.
(e) Combinations of different levels or types of schools in campus type settings shall be
encouraged.
3.3.2 Other Neighbourhood Services
(a) Clustering neighbourhood related services such as child, social or health care agencies and
churches shall be encouraged in or adjacent to the Convenience Commercial Centre, or
schools near collector or arterial intersections.
(b) Development agreements for institutional uses shall provide:
(i) buffers such as landscaped strips with trees, shrubs and grass and/or decorative
screens, walls or fences, as specified in municipal standards;
(ii) high standards in the conceptual design of buildings, their siting, massing, exterior
and public access areas;
(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 warrant;
(c) Council may award density bonuses under Section 36 of the Planning Act to ensure the
provision of facilities, space or capital costs for social or recreational services which will
benefit the community. This may include services such as workplace child care, or other
neighbourhood or community based services, not provided for through other provisions
of the Planning Act or the Development Charges Act, 1989. A neighbourhood support
!
I
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centre offering counselling, referral and parent/child drop-in services is particularly
important in a new neighbourhood. Bonusing policies are elaborated in Section 3.1.3 of
this Plan.
3.4 PARKS AND OPEN SPACES
For the purposes of this Secondary Plan the following PARKS AND OPEN SPACE categories
are established in this Secondary Plan:
Linear and Other Open Space
Community Park
Neighbourhood Park
3.4.1 General Policies
(a)
(b)
Open Spaces may include areas requiring environmental protection, including constraints
such as poor drainage, flood susceptibility, erosion, steep slopes or other physical
conditions which might lead to degradation or deterioration of the environment.
The following uses shall be permitted in areas designated as open space:
Active and passive outdoor recreation, parks, walking and bicycle paths, nature and
wildlife conservation, forestry, agriculture, horticulture, storm water detention facilities
and other uses which preserve the natural landscape and/or the environment.
Accessory uses and structures to the above uses and utilities may be permitted. Where
such accessory uses are proposed in environmental protection areas, approval by the
appropriate Conservation Authority, the Ministry of the Environment and the Ministry of
Natural Resources shall be required and, where applicable, the York Region Medical
Officer of Health.
(c) It shall be the policy of Council that open space dedication of lands within the North
Bayview Residential Neighbourhood shall be based on the Aurora standard of 5 ha (12
acres) per 1,000 persons. Public open space shall be acquired in accordance with Sections
41 (1) and (3) and 50 of the Planning Act, 1983, the Development Changes Act of 1989,
bonusing, trade, inheritance, easements or lease. Where appropriate dedication of flood
prone areas may be accepted where this exceeds the standards of the Planning Act. The
1 (one) hectare per 300 unit Open Space Dedication Standard outlined in Section 41 (c)
of the Planning Act shall apply to the site. The general locations of parks are shown on
Schedule 'AA'-DETAILED LAND USE.
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(d) Council will apportion Neighbourhood, Community, Linear and Other Open Spaces which
ensure the integrity of the Environmental Protection Area along the Holland River. The
location of Neighbourhood and Community parks, Linear and Other Open Spaces shown
on Schedule 'AA' attached hereto is schematic only and may, together with their ultimate
sizes and configurations, be adjusted in the subdivision approval process taking into
account such matter as preservation of trees, natural vegetation and other environmentally
sensitive features, storm water detention requirements, street pattern, development
densities and the distribution of other land uses.
(e) Woodlots and tree stands worthy of preservation may be incorporated into the parks as
areas for passive recreation, in addition to the minimum amount of clear land required by
the Town to accommodate the desired active recreational facilities. Where a park is
entirely or partly established to preserve wooded areas only passive recreational uses and
supportive conservation practices approved by the Town shall be permitted.
(f) Parks or parts thereof may be designed to include storm water detention features. Storm
water detention areas shall not be accepted as part of the required parkland dedication
under Section 41 and 50 of the Planning Act.
(g) Council shall encourage the protection and conservation of the unique aesthetic and
environmental assets of the Holland River valley including the watercourse, valley, slopes
and lands adjacent to these slopes. Any development, construction or other alteration of
the natural state in the Holland River Valley or its tributary related to open space usage
shall comply with the findings and recommendations in the North Bayview Residential
Neighbourhood Environmental Impact Study and the Environmental Protection Policies
in Section 3.5 below.
(h) The open space at the north east corner of the planning area shall serve to provide an
attractive gateway to Aurora.
(i) Lay-out, site design, parking, landscaping, equipment, lighting and signage shall
contribute to the safe enjoyment of all open spaces.
G) A wide range of year-round active and passive activities will be provided for.
(k) Structures in Open Spaces shall be limited to those which serve a recreational,
educational, maintenance or auxiliary function, such as equipment storage, public phone
booths, comfort or change stations, and concession areas.
(1) Special design provisions will be taken to ensure the privacy and amenity of adjacent
residents. This may include berms, fences, landscaping and signs.
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3.4.2 Linear and Other Open Space Policies
(a) The Linear and Other Open Space consists largely of the Environmental Protection Area
along the Holland River, Sheppard's Bush Conservation Area, any other flood prone areas
and adjoining pertaining buffer areas. They shall comply with the relevant policies listed
in Section 3.5.
(b) Linear Open Space shall serve passive recreation and shall link local destinations with the
Regional and Town trail network including a link westward, to the Sheppard's Bush
Rotary and Waterworks Parks. Multiple access points from the neighbourhood shall
facilitate use of the open space facility.
(c) Trails shall be placed on the level shoulders of the Holland River valley to avoid
destruction of vegetation, erosion of valley slopes and other ecological damage.
(d) Where the trail intersects with arterial roads the Plan shall include a grade separated or
carefully designed at-grade crossing.
(e) The feasibility of preserving the remnants of the old mill dam in the Holland River shall
be explored in co-operation with the Ministry of Natural Resources and the L.A.C.A.C.
(f) Where appropriate, recreational use shall be made of the Ontario Hydro Utility corridor.
(g) The open space at the north east comer of the planning area shall aim to accommodate
several goals of the Town of Aurora including:
(i) provision for a flood prone area and limitations as to use, consistent with the
extent of the flood plain and the regulations of the applicable agencies, including
Lake Simcoe Region Conservation Authority, Ministry of the Environment and
Ministry of Natural Resources;
(ii) preservation of the Hartman House in accordance with Section 3.1.1. (p );
(iii) presentation of an attractive gateway to the Town at this important entrance and
intersection ..
While part or all of this open space may remain in private, as opposed to public,
ownership, it is intended that the Town's goals as outlined above shall not be affected by
ownership.
. 27.
3.4.3 Community Park
Approximately 1.5 ha (3.8 acre) table land adjacent to the Environmental Protection area shall
serve as Community Park and offer active recreation opportunities for the residents of this
neighbourhood. Some facilities shall serve young children of adjacent residents. The Park shall
be accessible by foot, bicycle and car. The remaining Environmental Protection Area shall
remain as undisturbed as possible.
3.4.4 Neighbourhood Parks
Two small Neighbourhood Parks of approximately 0.22 ha (.55 acre) and 0.5 ha (1.24 acres) shall
primarily serve as active and passive recreation areas for pre-and elementary school children,
their guardians and senior citizens. Safe pedestrian and bicycle access will be provided.
3.5 ENVIRONMENTAL PROTECTION POLICIES
3.5.1 Environmental Protection Areas
Any development or alteration of the natural state in those portions of the site identified as
environmentally sensitive areas shall comply with the findings and recommendations of the North
Bayview Residential Neighbourhood Environmental Impact Study and the policies of this section.
Environmentally sensitive areas consist primarily of flood prone areas addressed by policies in
this section and areas affected by the Oak Ridges Moraine addressed in Section 3.5.2. of this
Plan.
(a) Flood prone areas shall be considered as integral parts of valley systems. They shall
remain in their natural state and wherever possible, without development. Any exemption
to this policy shall require the approval of the Ministry of Natural Resources, the Ministry
of the Environment and the appropriate Conservation Authority.
(b) Flood prone areas may permit agriculture, conservation, horticultural nurseries, wildlife,
trails and pathways, passive public or private parks and other passive outdoor recreational
activities, excluding golf courses and active recreation activities.
(c) No buildings shall be permitted in flood prone areas unless approved by the Ministry of
Natural Resources, the Ministry of the Environment and the appropriate Conservation
Authority.
(d) Design of bridges or roads over watercourses shall avoid obstruction of the flood flow.
• 28.
(e) When open space conveyances are made, flood prone areas are not necessarily or entirely
accepted as part of the open space dedication under Sections 41 and 50 of the Planning
Act (see also Section 3.5.2 of this Plan).
(t) A protective buffer strip shall be required of at least thirty (30) metres from cold and
flfteen (15) metres from warm water courses or to the top of the bank, whichever is
greater. Such buffers shall be left in a natural, undisturbed state. Any trails should be
on the outer edge of such buffers.
(g) The original mapping of the Ministry of Natural Resources and the appropriate
Conservation Authority shall be consulted for:
(i) exact location of buffers;
(ii) exact boundaries of flood plains, flood prone areas and fill and construction
regulated areas;
(iii) for special requirements due to slope stability.
(h) Council shall encourage detention ponds, to be outside of valley lands. Any exemptions
shall require the approval of the Ministry of Natural Resources, the Ministry of the
Environment and the appropriate Conservation Authority.
3.5.2 Environmental Design and Management
(a) To ensure the environmental integrity of the Oak Ridges Moraine, development of this
planning area shall meet all requirements of the Ministries of Natural Resources and
Environment on the basis that:
(i) the planning area is affected by the Oak Ridges Moraine, and
(ii) the above Ministries are currently in the process of developing the Interim
Development Guidelines for the Oak Ridges Moraine into final guidelines.
(b) Draft plans of subdivisions, or site plans shall comply with modifications required by the
Ministries of Natural Resources and Environment to ensure the environmental integrity
of the Oak Ridges Moraine; these may include:
(i) realignment of the limit of development,
(ii) density,
(iii) lot sizes,
(iv) street pattern.
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(c) The findings and recommendations of the North Bayview Residential Neighbourhood
Environmental Impact Study shall guide environmental design and management of the
area. Additional studies may be required to ensure development, uses, densities and
layout meet latest environmental standards.
(d) Municipal standards may be modified to reflect environmental objectives subject to
approval from the appropriate regional and provincial authorities.
(e) Ground infiltration shall retain most site storm water by:
discharging roof leaders to rock-filled catchments or splash pads,
utilizing between-property-line swales,
site plans which are sensitive to natural topography and microdrainage patterns,
permeable surfaces on driveways, walkways and parking areas, where appropriate.
(f) Stormwater run-off shall be treated through Naturalized Wet Extended Detention Ponds
(NWEDP) as outlined in Section 7.2 of the North Bayview Residential Neighbourhood
Environmental Impact Study.
(g) A Master Drainage Plan for the whole secondary planning area satisfactory to the
Ministry of Natural Resources, Ministry of Environment, Lake Simcoe Region
Conservation Authority and the Town of Aurora shall be submitted as condition for
approval of a draft plan of subdivision. Preliminary drainage plans may be required prior
to draft plan approval in order to allow full assessment of the plans.
(h) Urban design, subdivision lay-out, siting, housing design and landscaping shall aim to:
retain existing topography and vegetation by minimizing alterations to contours,
take into consideration microclimates and shadow projections,
maximize southerly exposure,
facilitate use of transit, bicycling and walking,
be sensitive to wildlife requirements particularly adjacent to environment protection
areas,
facilitate environmentally friendly lifestyles,
utilize opportunities for alternative energy use.
(i) All development shall comply with municipal topsoil and tree preservation by-laws.
(j) Naturalizing of open spaces and landscaped areas shall be encouraged.
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3.6 ROADS
3.6.1 General
(a) The rights-of-way of all roads in and bordering the Planning District shall be protected
and dedicated in accordance with the requirements of the Region of York and the Town
of Aurora. Designations and general alignments of major roads are indicated on Schedule
'AA'-DETAILED LAND USE attached hereto. Minor adjustments to the alignments
shall not require an amendment to this Plan.
(b) The proposed circulation system shall provide car access, encourage transit use, bicycling
and walking and ensure mobility to persons with special needs.
(c) The design and regulation of streets shall facilitate community integration through such
means as boulevards, street furniture, bicycle, walkways and traffic regulations.
3.6.2 Arterial Roads
Relative to the Bayview Residential Planning District, Bayview Avenue and Wellington
Street East are designated as Major Arterial Roads.
3.6.3 Minor Collector Roads
A minor Collector Road system shall be provided generally as indicated on Schedule 'AA'.
Minor Collector Roads shall:
after being constructed to the specification of the Town be turned over to the
jurisdiction of the Town of Aurora,
convey local traffic to and from arterial roads,
have at least two traffic lanes,
permit access to abutting properties,
permit on-street parking where deemed appropriate,
have the capacity and continuity to accommodate public transit,
have a minimum right-of-way width of 20 metres,
provide pedestrian sidewalks on both sides,
-31-
where bike routes coincide with minor collector roads, widened right lanes or
boulevards shall allow for safe cycling. This applies particularly to collector sections
leading to schools, parks, the Convenience Commercial Centre or other
neighbourhood services.
3.6.4 Local Roads
(a) Within the area of this Secondary Plan, subdivisions will be designed to ensure that local
roads shall generally have access only to Minor Collector Roads.
(b) Design of Local Roads shall place priority on providing access to individual properties
by car, walking, and cycling.
(c) Local Roads shall:
after construction according to municipal specifications be turned over to the
jurisdiction of the Town of Aurora,
provide access to abutting properties, and facilitate local traffic movement at low
operating speeds,
have two traffic lanes with a minimum right-of-way width of 20 metres,
ensure a safe pedestrian and cycling environment,
provide appropriate pedestrian sidewalks,
permit on-street parking, where deemed appropriate.
3.6.5 Transit
(a) Optimum conditions for transit shall be encouraged by locating commercial uses and
housing for relatively transit dependent groups near potential transit stops, and by keeping
distances between transit stops and building entrances short and well designed.
(b) Where possible, all housing shall be within 400 metres walking distance of a potential
transit stop.
(c) Potential transit stops shall be indicated on Plans of Subdivision. Such locations shall
have good visibility, informal surveillance, sufficient space for a shelter and associated
street furniture such as light, public phone, and waste container.
(d) Changes to transit stop locations and routes shall not require amendments to the Plan of
Subdivision.
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3.7 SERVICES
3.7.1 General
All lands within the designated area of this Secondary Plan shall be developed on the basis of
full municipal services including sanitary sewers, municipal water supply and storm drainage
facilities.
3. 7.2 Sanitary Sewers
(i) This Secondary Plan area will be serviced by the York-Durham Servicing Scheme
through a trunk sewer extending north of Wellington Street East. ·
(ii) Sewage Capacity has been allocated to lands within Lots 78, 79 and 80, Con. 1
E.Y.S. which are designated for residential purposes by this Secondary Plan.
Additional sewage capacity will have to be allocated to the remaining residential lands
in Lot 77, Con. 1 E.Y.S.
3.7.3 Watermains
The water for all new development will be supplied from the Regional Water Supply System
through an internal system of watermains.
3.7.4 Storm Drainage
(a) A storm water management plan for the entire Secondary Plan area, contained in Section
7.2 of the North Bayview Residential Neighbourhood Environmental Impact Study, is
contained in Appendix "D" of this Plan. It is based on the concept of Naturalized Wet
Extended Detention Ponds. It aims to maintain, as far as practicable, pre-development
levels of run-off, to prevent siltation and erosion, to retain the natural course of Holland
River and to protect the water quality in Holland River and its tributaries. The system
shall be satisfactory to the Town of Aurora, the Lake Simcoe Region Conservation
Authority and the Ministry of Natural Resources, and Region of York Medical Officer of
Health.
(b) Subject to the approval of the Lake Simcoe Region Conservation Authority and the
Ministry of Natural Resources, modifications may be made to the tributaries of the
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Holland River which traverse the Secondary Plan area in order to provide an adequate
storm drainage system. These watercourses, as may be modified, shall be adequate to
accommodate estimated flows from the regulatory flood.
(c) Storm water management practices shall be implemented as a first phase of development
in order to prevent environmental damage during construction.
3.7.5 Ontario Hydro Corridor
(a) The lands indicated as ONTARIO HYDRO CORRIDOR on Schedule 'AA' attached
hereto are lands owned by Ontario Hydro and used for an electric power transmission
corridor.
(b) Lands used by Ontario Hydro for electric power transmission may also be used for:
(i) Other utility uses satisfactory to Ontario Hydro and compatible with adjacent land
uses including Park and Open Space and Environmental Protection uses.
(ii) Parking areas subject to the approval of Council and Ontario Hydro.
(iii) Other uses satisfactory to Ontario Hydro and compatible with adjacent land uses,
subject to an amendment to the Official Plan.
(c) To ensure adequate electric service for the neighbourhood,
(i) a 30 m2 site shall be made available to Aurora Hydro, to their satisfaction to place
a transformer substation and,
(ii) an Electric Plan Agreement shall be entered into between Aurora Hydro and the
developer.
4. IMPLEMENTATION
4.1 Official Plan
(a) The provisions of the Official Plan, as amended from time to time, regarding the
implementation of that Plan shall apply in regard to this Secondary Plan, insofar as they
affect the subject area.
-34-
(b) The provisions of the Official Plan relating to implementation and interpretation shall
apply in regard to this Secondary Plan except as specifically set out herein.
4.2 Zoning By-law
In the context of approval of plans of subdivision, this Amendment shall be implemented by
amendment to the Zoning By-law, to zone the lands in accordance with the provisions of this
Amendment
4.3 Holding Provision By-laws
Within the designated area of this amendment, Council may enact a by-law pursuant to Section
35 of the Planning Act 1983, which by-law may contain provisions respecting the use of
HOLDING SYMBOLS (H) as follows:
(a) In accordance with Section 35 of the Planning Act, 1983 Council may, in a by-law passed
under Section 34, use the holding symbol 'H' in conjunction with any use designation,
to specify the use to which lands, buildings or structures may be put at such time as the
holding symbol is removed by an amendment to the by-law.
Until such time as the holding symbol is removed, the by-law may permit an interim use.
The interim use may include an existing use or another use which will not jeopardize the
ultimate intended use. Any regulations applying to the lands during the period the
holding provision is in place may also be set out in the by-law.
(b) Any land within the Town, whether developed or undeveloped, may be subject to holding
provisions for reasons set out in Section (c) below.
(c) A 'Holding' zone category may be applied when the Town has determined the specific
land use for an area of a parcel of land but development of the lands for the intended use
is premature until certain requirements and conditions, as appropriate, are fulfilled. Such
requirements and conditions may include, but shall not be limited to, the following:
Adequate water, sanitary, storm and/or transportation services and facilities as
required are available to service the proposed development.
Development or redevelopment is appropriately phased.
A Secondary Plan for an area or tertiary plan or a comprehensive development
scheme encompassing one or more parcels of land, as appropriate, has been prepared.
Plans of subdivision, where deemed desirable, have been dtaft approved.
-35-
Any adverse environmental effects or constraints have been resolved.
(d) A by-law to remove the holding provisions may be passed only when the reason(s) for
the use of the holding symbol no longer applies.
Notwithstanding the generality of the foregoing, in an area intended to be developed by
means of plans of subdivision, the (H) holding symbol may be removed only after a plan
of subdivision has been draft approved.
Where it is considered that a draft plan of subdivision is not required for the development
of certain lands within an area intended to be generally developed, the (H) holding
symbol may be removed when other requirements such as servicing, etc., have been
satisfied and after the owner of the lands has entered into a site plan control agreement(s)
with the Town.
4. DEVELOPMENT CHARGES
The Town may enter into "front ending" agreements contemplated in the
DEVELOPMENT CHARGES ACT to provide for the construction and oversizing of
services required to service lands external to this Secondary Plan Area.
5. INTERPRETATION
(a) The provisions of the Official Plan, as amended from time to time, regarding the
interpretation of that Plan shall apply in regard to this Secondary Plan insofar as they
affect the subject area.
(b) In this Secondary Plan metric measurements are the operative measurements;
corresponding imperial measurements, typically shown in brackets, are provided for
information only.
(c) Net Residential Land means an area of residential land which excludes road allowances
and land used for other uses supplementary to the basic residential uses. Such
supplementary uses include parks, playgrounds, schools, churches, commercial and social
services.
(d) Land use boundaries on Schedule AA, Detailed Land Use Plan are approximate, pending
subdivision and site plan approvals from the Ministry of Natural Resources and Lake
Simcoe Region Conservation Authority.
j
C9
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LANDS REDESIGNATED AS INDICA
ON SCHEDULE ~A'
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AMENDMENT NO. 61
LEGEND
f• .. '@lli'(£111 URBAN RESIDENTIAL
k;#t1~·P#':#~ SUBURBAN RESIDENTIAL -ESTATE RESIDENTIAL -COMMERCIAL
Ufal1NDUSTRIAL
ll@lwi!Hl I INSTITUTIONAL
MAJOR
OPEN SPACE
I I
c:J
1---1
RURAL
ENVIRONMENTAL PROTECTION AREA
PLANNING AREA BOUNDARY
AREA REFERRED TO THE
ONTARIO MUNICIPAL BOARD
APPROVED IN FORM SHOWN BY ORDER
NOTES· DATED MAY 24,1979.
L THIS MAP MUST BE READ IN CONJUNCTION WITH
THE TEXT OF THE INTERIM OFFICIAL PLAN
2. AREAS AND LOCATIONS OF MAJOR INSTITUTIONAL
AND_ OPEN SPACE DESIGNATIONS WITHIN UNDEVELOPED
AREAS ARE SYMBOLIC ONLY AND WILL BE DETERMINED
IN A MORE PRECISE MANNER WHEN THE AREAS ARE DEVELOPED.
SCHEDULE A
LAND USE PLAN
IIHERIM OFFICIAL PLAN OF THE
AURORA PLANNING AREA
SCALE ;N FEET
THE REGIONAL MUNICIPALITY OF YORK PLANNING DEPARTMENT.
REVISED APRIL 1979
/
LEGEND
URBAN RESIDENTIAL
LOWDEDSITY
MIXED DENSITY
MEDIUM-LOW
MEDIUM DENSITY
HIGH DENSITY
EX. RESIDENTIAL LOW DENSITY
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INDUSTRIAL PARKWAY
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INSTITUTIONAL
SERVICE COMMERCIAL CENTRE
CONVENIENCE COMMERCIAL CENTRE =i
NEiGHBOURHOOD AND COMMUNITY .
PARK
UNEAR AND OTHER OPEN SPACE
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0
NORTH
BAYVIEW
RESIDENTIAL
NEI_GHBOURHOOD
TOWN OF
AURORA
SCALE
0 50 lOOm ~
DETAILED
LAND USE PLAN
SCHEDULE 'AA'
CONCESSION IW CONCESSION IE CONCESSION
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SUBJECT LANDS
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IW CONCESSION
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CONCESSION II
II CONCESSION
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AMENDMENT NO. 61
1
NOTE
LEGEND
BOUNDARY OF THE TOWN OF AURORA
PLANNING AREA 1
PLANNiNG DISTRICT
PLANNING DISTRICT NUMBER
0 FUTURE POPULATION
PLANNING DISTRICT AREA {Hectares)
**2 GROSS RESIDENTIAL AREA !Hectora)
3 POPULATION DENSITY ( GROSS l
4 SCHOOL AREAS !Hectares)
5 DISTRICT PARK AREAS !Hactaru}
*NEIGHBOURHOOD PARK NEEDS ARE MET
BY ADJACENT COMMUNITY PARKS
*':<GROSS RESIDENTIAL AREA MEANS AN
AREA OF RESIDENTIAL LAND WHICH
INCLUDES ROAD ALLOWANCES AND
LAND FOR OTHER USES ACCESSORY TO
THE BASIC RESIDENTIAL USES SUCH AS
CHURCHES, SCHOOLS ETC., BUT NOT LAND
FOR OTHER MAJOR LAND USES SUCH
AS INDUSTRY ,COMMERCIAL OR MAJOR
RECREATIONAL USES.
***REFER TO SECTION II, PART 3 OF TEXT.
SEE SCHEDULE 'A' FOR AREAS REFERRED TO
THE ONTARIO MUNICIPAL BOARD.
NOTE
THIS MAP MUST BE READ IN CONJUNCTION
WITH THE TEXT OF THE OFFICIAL PLAN.