BYLAW - Adopt Official Plan Amendment No. 17 - 19961113 - 376096DDUPLICATE.
ORIGINAL #2
THECORPORATION OF THE TOWN OF AURORA
By-law Number 3760-96.D
BEING A BY-LAW to adopt Official Plan Amendment No. 17
The Council of the Corporation of the Town of Aurora, under Section 17 (6) of the Planning Act,
RSO 1990 Chapter P. 13 as amended, hereby enacts as follows:
I. Official Plan Amendment No. 17 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 Regional
Municipality of York for approval of Official Plan Amendment No. 17 for the Town of
Aurora.
3. This By-law shall come into force and take effect on the day of the final passage thereof.
READ A FIRST AND SECOND TIME THIS 23RD DAY OF OCTOBER, 1996.
READ A THIRD TIME AND FINALLY PASSED THIS 13TH DAY OF NOVEMBER, 1996.
1CIPAL CLEP.K
AMENDMENT No. 17
TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA
STATEMENT OF COMPONENTS
PART 1-THE PREAMBLE
1. 0 Introduction
2.0 Purpose
3.0 Location
4.0 Basis
PART 2-THE AMENDMENT
1. 0 Introduction
2.0 Details of the Amendment
3. 0 Implementation and Interpretation
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PART 1 -THE PREAMBLE.
1.0 INTRODUCTION
This part of the Amendment entitled Part 1 -The Preamble, introduces the Amendment and
describes the context and planning process leading to the document's preparation. It is for
explanatory purposes only and does not form part of the Amendment.
2.0 PURPOSE
The purpose of this amendment is to provide Official Plan policies to guide the implementation
of the Town's Growth Management Study. This amendment:
• Expands the existing urban settlement boundary to provide additional land for future urban
development through 20 16 subject to future secondary plans and official plan amendments;
• Provides a general policy framework to guide the preparation of future secondary plans for the
urban expansion areas and related amendments; and
• Changes a number of existing policies pertaining to planning components as a result of
completing the Growth Management Study.
The amendment is based on the findings and recommendations of the Final Report on the Town's
Growth Management Study and follows from Council's endorsement of those recommendations
as set out in their resolution on June 19, 1996 and Council's subsequent direction at its public
meeting on September 19,1996. The Basis section which follows further explains the reasons for
and events leading up to this amendment.
It is recognized that this amendment deals with long-term planning issues and that future revisions ·
may be needed in keeping with changing conditions and new municipal and provincial policy
initiatives. This opportunity is presented every five years as part of the Town's Official Plan
review.
3.0 LOCATION
A strategy to manage Aurora's growth has relevance for the entire Town. Notwithstanding its
town-wide implications, the lands directly affected by this amendment are identified in Figure 1.
Lands within the Town's existing urban settlement area already have policies in place to guide
their future use and development and generally do not need to be changed as a result of the
Growth Management Study recommendations.
Part 1 -The Pr~amble Page2
4.0 BASIS
Council has enacted this amendment in response to the following:
4.1 The Town of Aurora Official Plan was adopted by Council in June 1991 and partially
approved by the Minister ofMunicipal Affairs in March 1993 with further approvals through
1994. The Official Plan aims to provide a planning framework for Aurora's growth to 2011.
It establishes policies to ensure that such growth proceeds in an orderly manner, through the
careful staging of additional municipal services .and the protection of significant features of
the natural environment, among other matters. The Plan acknowledges that expansion of the
Town's urban boundary will be necessary.
4.2 In 1994, in response to an application by Magna International Inc. and Alpenhouse Limited,
Official Plan Amendment No.9 was approved. It established Council's intent to undertake
a Growth Management Study to address the entire Town's long-term growth and identify
areas for future comprehensive secondary planning. Land adjacent to Bayview Avenue was
to be given priority in terms of preparing secondary plans. The Region of York Official
Plan, also approved in 1994, supported the Town's completion of the Growth Management
Study which would result in the identification of secondary plan study areas.
4.3 The Town commenced its Growth Management Study in 1995 following Council's approval
of its Terms of Reference, the hiring of a consulting team, and the establishment of a
Steering Committee comprised of Council and citizen appointees to oversee the study and
make final recommendations to Council. Two Progress Reports were submitted by the
consultants working for the Town in September 1995 and January 1996 respectively. These
reports were the subject of thorough Steering Committee, public and landowner review and
comment.
4.4 On February 14, 1996, Council approved a motion from the Steering Committee to make
a change to the study's Terms of Reference to extend the planning horizon for the study
from 2011 to 2016. This 20-year timeframe is consistent with that being used in other
municipalities in York Region for the designation of additional urban land and supports
Regional and Provincial planning policy.
4.5 In May 1996, the consultants submitted their Final Report on the Growth Management
Study for the Town. The recommendations addressed where and how the Town should
accommodate projections of almost 60,000 residents and about 27,000 jobs by 2016. It
should be recognized that this strategy is premised on the Region's commitment to
providing Aurora with additional water and wastewater treatment capacity to service this
projected long-term growth. Without such services, the Town will not be able to achieve
its 2016 growth projections.
Part 1 -The Preamble Pase3
4.6 On June 19, 1996 Council adopted a resolution that endorsed the following Growth
Management Study Final Report recommendations:
• That the existing urban settlement area continue to accommodate growth of about
12,000 persons predominately through the build out of remaining designated residential
lands as planned including compatible forms of intensification consistent with the Town's
existing Official Plan policies subject to public consideration and review. Existing
employment (industrial) land would also remain as planned pending the outcome of an
economic development strategy which Council was to consider on September 19, 1996;
• · That Aurora's urban settlement area be expanded to include all remaining land west of
Bayview Avenue to accommodate approximately 3,000 persons primarily through low-
intensity and environmentally-sensitive residential development on full urban services. In
the area south of the CNR line and Vandorf Sideroad, future development should only
proceed after the completion of a comprehensive secondary plan as well as urban design
guidelines that includes a servicing strategy and assessment of the implementation of
alternatives and costs. Lands at the northeast comer of Bathurst and St. John's Sideroad
should be brought into the urban area through an area-specific Official Plan Amendment.
• That land generally east ofBayview Avenue and south of the approximate northern limit
of the Oak Ridges Moraine zone remain "rural" through the 2016 planning period. Some
limited rural residential development will be allowed on a site-specific basis if it can meet
prevailing Regional and Provincial planning policy. The extent and type of development
to be permitted in the "rural" area and Regional concerns thereto should be addressed.
• That Aurora's urban settlement boundary be expanded to include about half the
remaining environmentally-unconstrained lands east of Bayview Avenue and north of the
approximate limit of the Oak Ridges Moraine zone consistent with the growth concept
described as Exhibit 5 in the Growth Management Study Final Report and referred to in
this Amendment as Figure 2. This area should accommodate several new residential
neighbourhoods east of Bayview Avenue and new employment land in the vicinity of
Wellington Street and Highway 404. Employment lands adjacent Highway 404 have been
identified by Council as an economic development opportunity. Those areas would be
linked by a more intensive mixed-use district along the Wellington Street corridor and
near the intersection of Bayview Avenue. The emerging centre at Bayview Avenue, as
conceptually shown on Figure 2, recognizes the community core of the already approved
Bayview Wellington Secondary Plan which includes the Town Hall, Civic Square, higher
density mixed-use development and community shopping centre. Future urban expansion
should be guided by a comprehensive secondary plan and urban design guidelines.
Criteria to guide the development of the new urban residential designations including
timing, phasing or significant preconditions required for development until 2016 should
also be included.
Part 1 -The Preamble Page 4
4.7 Council's resolution on June 19, 1996 directed that an Official Plan Amendment
implementing the Growth Management Study recommendations be prepared for its
consideration on September 19, 1996.
4.8 Town Planning Staff and their consultants met with York Region Planning on August 7,
1996 to discuss issues and potential policies regarding the extent and type of development
to be permitted in the "Rural" area in southeast Aurora. The Region indicated that their
Official Plan does not anticipate further estate residential development on individual septic
systems in the Region's urban municipalities. There was agreement that although residential
uses should be discouraged some clustered residential development on communal services
(provided latter is fully secured) may be supportable subject to an amendment to the Town
and Regiopal Official Plans.
4.9 On September 19, 1996 Town Council held a special public meeting to consider and get
public input on the Ofii.cial Plan Amendment No. 17 which implements Council's direction
of June 1996 regarding the Growth Management Study. The meeting recessed and
reconvened on September 26, 1996 during which considerable discussion ensued in response
to the public submissions made. A number of Council resolutions were passed, the essence
of which include:
• changing the employment land designation at the southwest comer ofWellington Street
and Leslie Street to residential (except for along the corridor);
• allow a secondary plan for Magna lands south of Wellington Street to proceed
independently and that staff initiate that process;
• ensure an adequate supply of employment lands remain;
• address the Lebovic request for site-specific amendment and clarifY arterial road
wording;
• modifY proposed policy for Aurora South Area (Yonge Street) to allow Council
flexibility in looking at alternatives without necessarily going through one secondary plan
to address stakeholder objectives and GMS priorities;
• make stronger reference to east-west trail need in secondary planning;
• a couple of non-GMS issues related to Magna
Resolutions to redesignate the Bayview-Wellington Phase II land from employment land
(industrial) to residential and to allow a Shell gas station to proceed through a Temporary
Use By-law were defeated.
Pan 1 -1M Preamble Pase5
Staff were directed to table Official Plan Amendment No.17, as amended, for first and
second reading consideration at Council's October 23, 1996 meeting.
4.10 It must also be recognized that this Official Plan Amendment has been prepared in the
context of the Province's interim guidelines regarding development on the Oak Ridges
Moraine. Recognizing that Provincial Interest, further Official Plan changes may be needed
to adjust to whatever strategy may ultimately be formulated .
. ·
PART 2-THE AMENDMENT
1.0 INTRODUCTION
All of this part of the document entitled Part 2 -The Amendment, consisting of the following
text and attached maps, Schedules A and H, constitute Amendment No. 17 to the Official Plan for
the Town of Aurora. The figures provided are conceptual and for illustrative purposes only.
2.0 DETAILS OF THE AMENDMENT
The Official Plan of the Town of Aurora is hereby amended as follows:
2.1 Vision Statement
Part 1 of the Plan entitled "Aurora 2011, A Vision" is hereby amended to read as follows:
Part One-Aurora 2016-A Vision
This vision outlines the main features of the community as this Plan foresees it in the year 2016.
It is intended to direct Council, community and staff as they implement and amend the plan.
Unpredictable economic, social, environmental and political events may limit the degree to
which the vision can be achieved.
Aurora will continue to grow over the next 20 years. In 2016, the population may come close
to 60,000. Most of the new development in Aurora will occur east of the presently developed
area. Urban growth will proceed in a systematic process to prevent urban sprawl. Careful
staging of additional municipal services will assist such orderly growth. The Urban Settlement
boundaries for the Town shall be: to the north, the northernmost limits of the Town; to the
west, Bathurst Street; to the south, Bloomington Road west ofBayview and the approximate
northern limit of the Oak Ridges Moraine zone east of Bayview; to the east, the Holland River
system and lands along Wellington Street to Highway 404. Careful phasing of urban expansion
will allow farming to continue and protect the rural character of almost half the easterly part
of Aurora. Deliberately conceived gateways will welcome travellers along the major access
routes of the town.
The historic heart of the Town aroundYonge and Wellington Streets intersection, will flourish
as mature neighbourhoods. Local stores will provide the area with everyday and specialty
shopping, and a service, cultural and social focus. Aurora will protect and enhance its rich
heritage in this area. Some residential intensification will occur while maintaining the
prevailing human scale. Court yards, an attractive streetscape and other intimate open spaces
will attract pedestrians to safe, small-town outdoor settings. Walkways and trails along the
creek valleys will link the older neighbourhoods with this historic core. Landscaping
improvements to the pedestrian environment and residential intensification, will make the
Part 2 -The Amendmenl Pase 7
commercial areas north and south of the old town centre more pleasant, lively and viable. The
hub of Aurora will extend in defined nodes along the Wellington Street East Corridor.
Wellington Street East will become a highly visible and accessible eastern entryway to the
Town and a key structural component and mixed use activity area for the Town's expanding
urban area east ofBayview Avenue. The Town will strive to ensure that this street does not
develop into a strip or highway commercial area. A new local centre at the intersection of
Bayview Avenue and Wellington Street could emerge as a complementary extension of the
planned community core of the Bayview-Wellington Secondary Plan which includes the Town
Hall just northwest of the intersection.
By 2001, new neighbourhoods will have developed just west of Bayview Avenue. Others will
complete their development. After 2001, it is likely that residential development in newly
planned neiShbourhoods east of Bayview Avenue will start to emerge. Aurora's
neighbourhoods will provide homes for people of all ages, incomes and abilities. Such balanced
residential neighbourhoods will help the growing and diversifying population of Aurora to
become a supportive, healthy and cohesive community. There will be all types of housing
forms, from multi-storey apartments to single detached houses. More intensive housing will be
near transit, and services. Community services and design will maintain a safe environment for
everyone. Schools, day care centres, convenience shops, parks, a network of walking and
cycling paths and other neighbourhood services will serve these communities.
Aurora will invite new and diverse employment opportunities. Economic activities in industrial
areas will broaden. Multiple occupancy buildings, services and administrative complexes as well
as traditional industrial uses will be located in landscaped, well designed business parks. New
employment land accommodating such uses and activities will emerge on the south side of
Wellington Street east of Bayview and in the vicinity of Highway 404 to meet the Town's
employment objectives and capitalize on economic development opportunities. Pedestrian
improvements, transit and. services such as daycare centres, restaurants and banks will make
these areas desirable places to work. This trend turns these areas more into people places. The
traditional smaller scale industries will maintain the characteristic diversity and vitality of the
older sections of Aurora.
The transportation system of Aurora will achieve safe and efficient movement of people and
goods. Regional commuter traffic will be directed to regional roads, rail, bus and transit
systems and Highway 404. Yonge Street will carry less truck and through traffic, as major
roads which by-pass the historic core area are upgraded and extended. Arterial roads will be
developed to help keep through traffic out of neighbourhoods. An improved municipal transit,
walking and cycling network will help conserve energy and support human and environmental
health. People with disabilities will be able to reach their destination without hardship.
Valley lands will be preserved for mainly passive recreation. Walking and biking along these
valleys will link different destinations in the community and region. Development adjacent to
streams will be restrained to avoid sedimentation and erosion. Both private and public projects
will preserve significant woodlots, wildlife habitats and other natural amenities in their
Part 2 -The Amendment PageS
development plans. The municipality will guide development to control stormwater quantity
and quality. Floodplains will remain free of further development. Aurora will control
development in its part of the Oak Ridges Moraine to protect ecology in this significant
environment.
This vision intends to provide the broad approach to and summary of the detailed sections of
the Plan which follow.
2.2 Context
Part Two of the Plan, entitled "Context" is hereby amended as follows:
• By deleting the following words in section 2.1.2: "Today, 1991, Aurora approximates
30,000 inhabitants and expects about 40,000 residents by 2001 and 50,000 by 2011. In
1991, Aurora provided work for approximately 9,000 persons. This is expected to grow to
over 14,000 in 2001 and 19,000 in 20ll" and replacing it with the following:
In 1991, Aurora had about 30,000 residents and some 12,000 jobs. The Town is expected
to grow to almost 60,000 residents by 2016 and provide about 27,000 jobs.
2.3 Residential
2.3 .I Policy 3 .1.2, "Suburban and Estate Residential," is hereby amended by:
• Deleting section (d).
• By adding a new section (n) as follows:
Notwithstanding policies 3.1.2 atom, 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. Limited residential use in a clustered development form and on communal
services may be permitted in the Rural area identified on Schedule H subject to policy
3.6.2c.
2.3.2 Policy 3.1.4, "Site Specific Policy Areas," is hereby amended by adding the following
new sections:
·,• .
k) The land identified on Schedule Has 3.1.4k shall be brought into the Town's urban
settlement boundary through a site-specific amendmentto this Plan to designate specific
land uses prior to any development taking place. It is intended that future proposals for
this land shall encourage and accommodate primarily low-intensity, environmentally-
sensitive residential development on full urban services. In its evaluation of any future
amendment, Council will require that the following be submitted:
Part 2 -The Amendment Page9
A concept plan describing the road, lotting and open space pattern for the overall
area that would serve as the basis for a subdivision or condominium plan and
illustrate how compatibility would be achieved with adjacent lands;
A detailed environmental report which identifies and precisely details the
boundaries and significance of the land's natural features, including 111ethods for
protecting significant features and minimizing potential impacts.
A detailed servicing report that addresses options regarding the provision of water
supply, wastewater and stormwater facilities including how the proposal will strive
to protect and retain significant natural features, where necessary.
I) Although within the existing urban settlement area, lands identified on Schedule H as
3 .1. 41 shall require an amendment to this Plan prior to any development taking place.
2.4 Industrial
2.4.1 Amend Policy 3.3.1e as follows:
i) By adding the words "as well as the implications of those trends on the Town's economic
base and employment projections" following "industrial lands".
ii) By deleting the words "there is Jess than a 5-year supply of vacant industrial land
available, based on the past five years and projected future rate of utilization" following
"ensure that".
2.5 Rural
2.5.1 By deleting Policy 3.6.1 c) iii.
2.5.2 By adding a new site-specific policy, Section 3.6.2c as identified on Schedule H as
follows:
i) In accordance with Section 3.6.la, residential uses in this area shall be discouraged
except where there are existing and approved residential developments. However,
limited residential development may be permitted in the future through a site-specific
amendment to this Plan, subject to the policies of this section and all other relevant
policies of the Plan.
ii) Any residential proposal in this area is expected to provide an alternative house form
and lifestyle to what is typically found in the Town's residential neighbourhoods
within the urban settlement area and conventional large Jot estates on private services.
The area is not intended to provide a concentration of housing and population which
will compete with housing available or planned within the urban area, nor which
Part 2 -The Amendmenl Page 10
would require the provision of community services and municipal infrastructure. Any
residential use in this area is expected to provide a very limited component of the
Town) overall housing supply and shall only occur based on demonstrated need.
iii) Residential proposals shall only be considered in parts of this area with outstanding
natural setting and scenic qualities, and only where the landscape's rural and natural
character is retained, and potential impacts on the natural environment and agricultural
operations are minimized. Locations generally considered unsuitable for residential
development in this area include:
Land adjacent to the Town's urban settlement boundary;
Land adjacent to existing or future commercial or industrial designations;
Land that is featureless or devoid of trees;
Land adjacent to highways, railways, hydro transmission lines and other surface
utilities, or former landfills where the quiet enjoyment, health or safety of future
residents would be seriously prejudiced;
Land that is susceptible to flooding, has a high water table, is prone to erosion, or
has other significant physical constraints limiting development that cannot be
remedied to the satisfaction of relevant approval authorities;
Land identified as Environmental Protection Areas on Schedule D of this Plan and
subject to the relevant environmental policies of section 3.11, unless otherwise
approved by relevant approval authorities;
High quality agricultural land or in proximity to existing agricultural uses as
defined in the Agricultural Code of Practice;
Areas which have historical or cultural significance whose preservation benefits the
community.
iv) Residential proposals shall only be considered subject to the following design and
performance criteria:
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.
Part 2 -The Amendmenl Page II
The overall density of development shall generally be comparable to that achieved
through the Estate Residential policies of this Plan in section 3 .1.2 and shall be
determined through supporting environmental and servicing studies.
'
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.
T-he 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;
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.
v) 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:
a market support study;
an engineering report;
an environment and landscape analysis; and
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.
Part 2 -The Ammdment Pase 12
vi) 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.
2.5.3 By adding a new site-specific policy section 3.6.2 d as follows:
a) This land has been identified and recognized through the Town's Growth
Management Study as providing a logical and orderly extension of the Bayview East
Urban Expansion Area should additional lands be needed beyond 2016.
· b) The need for future urban expansion into this area will be determined through
sub~uent review of this Plan, the opportunity for which is provided every five years
in accordance with section 4.2.3 of this Plan.
c) These lands must be addressed in the comprehensive servicing strategy referred to in
policy 4.2.2 ito ensure that potential long-term servicing needs and options for these
lands are identified and protected as an integral consideration of the Bayview East
Urban Expansion Area Secondary Plan. Decisions respecting servicing infrastructure
in the Bayview East Urban Expansion Area Secondary Plan shall provide sufficient
capacity and flexibility to address the potential long-term urban expansion needs of
these lands.
d) The lands subject to this policy shall be subject to the general Rural objectives and
policy 3 .6.1 of this Plan until such time as they may be required for future urban
expansion.
2.5.4 By adding a new site-specific policy section 3.6.2 e as identified on Schedule Has follows:
(e) The land identified on Schedule H as 3.6.2 e comprising Part Lots 11 and 12
Concession III are intended to be developed for high quality residences in a cluster
arrangement that are serviced by a privately owned and operated communal
wastewater treatment system and water supply system in accordance with the criteria
identified in Section 3 .6.2 c. These lands shall require an amendment to this Plan prior
to any development taking place.
2.6 Utilities
2.6.1 Policy 3.12.1a is hereby amended by deleting the reference "after 1996" and replacing
it with "through 20 16".
2.6.2 Policy 3.12.1 dis hereby amended by deleting the word "Discourage" and replacing it
with "Prohibit" and adding the words "within the urban settlement area, as amended"
following "supply Systems." This policy is further modified by adding the following sub-
sections after "where":
Part 2 -'Ihe Amendment Page 13
iii) an existing servicing commitment has already been made;
iv) land is situated in the area identified as Policy 3.6.2c and 3.6.2e on Schedule Hand
addresses the provisions for Council considering limited residential development
set out therein;
2.6.3 Policy 3.12.2 a is hereby amended by deleting the words "after 2004" and replacing them
with ''to 2016".
2. 7 Implementation: Phasing Growth
2.7.1 Policy 4.1 a is amended by deleting the words "first 10 years" and replacing them with
"2016".
2.7.2 Policy 4.1 b is amended by deleting the words "first 10 years" and replacing them with
"2016" and by deleting the words "10 year'' and replacing them with "2016''.
2. 7.3 Policy 4.1 c is deleted and replaced with the following:
Council intends to extend the urban settlement boundaries for the Town through 2016
as shown on Schedule A to include: to the north, the northerly limits of the Town; to the
west, Bathurst Street; to the south, Bloomington Road west ofBayview Avenue and the
northerly limit of the Oak Ridges Moraine zone east of Bayview Avenue; to the east, the
limits of the Holland River system and lands along Wellington Street to Highway 404.
2.7.4 That a new policy section 4.2.2 h be added as follows:
h Secondary Plan§-Yonge Street South Urban Expansion Area
i) Council intends to undertake one or more secondary plans to determine and plan for
the long-term land use and servicing needs oflands that are to be brought into the
Town's urban settlement area which are referred to and identified on Schedule A as
the Yonge Street South Urban Expansion Area. It is the intent of Council to consider
a limited number of area specific secondary plans provided such planning covers a
logical group of properties and is done in a manner which includes all the criteria set
out in Section 2.7.4 (iii) herein.
ii) The terms of reference and timeframe for the secondary plan( s) shall be established by
the Town of Aurora in consultation with affected landowners the Region of York and
all public agencies having jurisdiction.
iii) While acknowledging general policies 4.2.2 a, b, d and e, the secondary plan(s) shall
be prepared in accordance with the following:
Part 2 -'I'M Amendmen: Page 14
The plan( s) shall encourage and accommodate primarily low-intensity,
environmentally-sensitive residential development through the future infilling and
redevelopment of vacant or underutilized lands on full urban services.
Recognizing that most land in this area has some degree of environmental
sensitivity, even on full urban services it is anticipated that the overall density of
new development shall be low-intensity in the general range of 2 units per acre
across the environmentally constrained and unconstrained portions of the land.
However, it is recognized that net density on unconstrained land may be higher.
The actual density and form of development shall be determined based on the
overall servicing and environmental capabilities of the land and in keeping with the
ptevailing low-intensity character of development in the Y onge Street South Area
and immediate vicinity. Innovative designs which cluster housing to minimize the
impact on key environmental features and which make more efficient use of
services shall be particularly encouraged.
The need to identify and more precisely detail the boundaries and significance of
environmental features and systems as identified on Schedule D of this Plan.
New development shall only be allowed on full urban services. An overall servicing
strategy should be prepared that addresses alternatives and options for the logical
extension and staging of municipal services in this area. The servicing strategy
should recognize opportunities and the potential need for infilling and conversion
of existing partial and/or private services, the potential overall land use pattern and
amount of development, and the desirability of developing lands in an
environmentally responsible manner.
The need to examine the impact on and need for community facilities such as
parks, recreation, and other support services in relation to the overall land use
pattern and amount of development.
The need for local road upgrades and potential arterial road improvements.
As a major entrance to the Town and thoroughfare, consideration should be given
to the urban design character ofYonge Street and the need for specific policies to
guide development along and adjacent to it.
To ensure that the financial ability of the Town to provide facilities and services in
the Y onge Street South area as it develops is not compromised. The potential need
for and feasibility of an area-specific development charge, a local improvement
charge, or other appropriate financing mechanism should be assessed.
2.7.5 That a new policy section 4.2.2 i be added as follows:
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Part 2 -The Amendment Page 15
·/' .
Secondary Planl! -Bayview East Urban Expansion Area
i) Council intends to undertake secondary planl! to determine and plan for the long-
tenn land use and servicing needs oflands that are to be brought into the Town's
urban settlement area which are referred to and identified on Schedule A as the
Bayview East Urban Expansion Area.
ii) The tenns of reference and timing of the secondary plan.!! shall be established by the
Town of Aurora in consultation with affected landowners, the Region ofY ork and
all other public agencies having jurisdiction.
iii) While acknowledging the general policies 4.2.2 a, b, d and e, the secondary planl!
for Bayview East shall be prepared taking into account the concept shown in
Figure 2 and in accordance with the following:
The need to acconunodate several new residential neighbourhoods on
developable land both north and south ofWellington Street. In keeping with the
Town's general Residential planning objectives and policies in Section 3.1 of
this Plan, these new neighbourhoods should provide a range and mix of
primarily at-grade housing such as single-detached, semi-detached and
townhouse fonns. Some above-grade housing, primarily in low-to-mid-rise
buildings should also be encouraged as part of the new neighbourhoods,
particularly along or close to Bayview Avenue and Wellington Street.
· The need to provide additional employment land on developable lands at
Highway 404 and on the south side of Wellington Street. Those areas should
be developed in keeping with: the general Industrial, Employment and
Economic Base objectives and policies set out in Section 3.3 of this Plan;
compatibility with Magna's emerging research and corporate campus as
designated in OPA 7, and Council's identification of employment lands at
Highway 404 as an economic development opportunity.
The need for additional conunercial services to acconunodate new residents,
businesses and employees in the· urban expansion area in keeping with the
Conunercial objectives and policies in Section 3.2 of this Plan.
Recognizing the intent of Section 3.2 Conunercial and Section 3.9 Urban
Design components of this Plan, and having regard to the Regional Official Plan
objectives and policies for local "centres" and "corridors," the secondary plan
shall place particular emphasis on the planned function and fonn of development
and the need to establish design guidelines along lands fronting Wellington
Street which include such considerations as:
. :: ----~-···-·····-----------~.L~---~----~--------·.:. ··--
Part 2 -The Amendment Pase 16
its role as a highly visible and accessible entryway to the Town, and key
structural component and activity area of the new urban expansion area;
primarily residential uses are envisioned on the north side of Wellington
Street and employment uses on the south side. Opportunities to mix uses
should be encouraged provided it is done in a manner which complements
and is compatible with the intended form and function of Wellington Street
and adjacent development. The Secondary Plans shall more clearly define
the uses and criteria for permitting them.
to ensure that it does not develop into a strip or highway commercial area;
to promote a development density and form that contributes to a high quality
streetscape, supports the provision and use of transit, and complements the
anticipated low profile development on adjacent land;
to encourage a high level of landscaping and pedestrian amenity along
Wellington Street and with suitable transportation linkages to the adjacent
land.
to examine community design and development opportunities that would
allow for the emergence of a local centre at the intersection of Bayview
Avenue and Wellington Street which recognizes and could complement the
use and form already approved on the west side of Bayview Avenue
including the community core of the Bayview-Wellington Secondary Plan
(OPA No. 6) which accommodates the Town Hall, Civic Square, higher
density mixed use development and a community shopping centre.
The need for a detailed environmental management study which will identify
and detail the attributes, function and boundaries of natural environmental
features and describe methods of protecting and managing these natural features
and systems as the area develops in keeping with the Environmental objectives
and policies of Section 3.11 of this Plan.
The need to develop a road system within the urban expansion area that has
appropriate connections to existing and future arterial road network, offers a
choice and flexibility in routes, and provides continuous mid-block collectors,
where possible.
A system of walkways and bicycle paths that link the new urban areas internally
and externally to existing or planned networks elsewhere in Town and which
recognizes the Town's desire to establish an east-west trail connection.
Part 2 The Amendment Pag~ 17
An assessment of the community and human service needs such as schools,
safety facilities, social and health facilities, and cultural and recreation facilities;
The need for an overall servicing strategy for the Bayview East Urban
Expansion Area that considers the specific methods, routes and sequencing of
water, sanitary, and stormwater infrastructure and utilities required to service
future development. This plan should also identify, evaluate and protect logical
and efficient servicing opportunities that may be needed to accommodate
further urban expansion east of the Holland River as described by policy 3.6.2
d.
· · The need for a municipal financial impact study that assesses the cost of
providing required municipal infrastructure and services and alternative methods
of financing them including the potential need for municipal front-ending
agreements and area-specific development charges.
iv) It is the intent of Council that two secondary plans be prepared for the Bayview
East Urban Expansion Area in recognition of:
the priority established through OP A No. 9 as previously approved;
the need to plan Wellington Street in a comprehensive manner and bring
employment lands at Highway 404 on stream as soon as possible.
In preparing these plans, the Town's need to have an adequate supply of
employment land for the 2016 planning period particularly at Highway 404 shall
be recognized.
v) The actual sequencing and staging of development is to be more precisely
determined through the secondary plllllll. Notwithstanding this, it is anticipated that
actual development shall be sequenced based on the following considerations:
The need to secure commitments from the Region respecting the provision of
long-term water and sanitary capacity;
Council's desire to implement the economic development opportunities
provided by Highway 404 employment lands as soon as possible provided it is
achieved in a manner which does not prejudice the Town's financial viability.
Residential development shall generally proceed east from Bayview Avenue in
order to achieve orderly and cost-effective extension of required services and
a contiguous residential development pattern.
Part 2 -1M Amendment Page 18
Residential development applications may proceed only following approval of
the secondary plan and when approximately 50 per cent of the approved,
undeveloped at-grade housing supply (singles, semis, townhouses) from
residential designations in the existing urban settlement area are developed.
3.0 IMPLEMENTATION AND INTERPRETATION
3.1 Implementation of this amendment shall generally proceed in accordance with policies
contained in Part 4 of the Aurora Official Plan and as may be more specifically set out or
implied from the policies contained in this amendment.
3.2 Secondary plans for the designated future urban expansion areas shall be:
a) Directed and managed by the Town in consultation with affected groups with costs of
preparing them to be shared equitably among benefiting owners (pro rata) or paid for by
the Town and recovered through an area-specific development charge.
b) Prepared as amendments to the Official Plan in keeping with the general policies of
Section 4.2.2 and the specific policies of this amendment.
c) No development applications shall be approved within the urban expansion areas
identified through this amendment on Schedule A prior to the approval of the required
secondary plans except where it can be clearly demonstrated that the proposal is for an
interim use which would not prejudice land use and servicing options identified in the
secondary planning of those lands or adjacent lands.
3.3 The boundaries identified on Schedule A and H are approximate except where they coincide
with major roads and other clearly discernable physical features. Further amendments will
not be needed to make minor adjustments to these boundaries in keeping with policy 4.14.1
of this Plan.
3.4 Policy 4.14.2 is hereby amended by deleting the second paragraph and replacing it with the
following:
Based on growth projections consistent with the Region of York Official Plan, population
estimates in this Plan envisage a population of approximately 34,000 in 1996; 40,000 in
2001; 46,000 in 2006; 53,000 in 2011; and 59,000 in 2016. Employment estimates in this
Plan envisage a total of approximately 15,000 jobs in 1996; 19,000 jobs in 2001; 22,000 in
2006; 25,000 in 2011; and 27,000 in 2016.
3.5 Policy 4.14 is hereby amended by adding the following definitions:
4.14.10 At-grade housing
·,"' .
Part 2 -1M Amendment Pase 19
. ·
Used in Official Plan Amendment No. 17 to describe a housing unit typically in a
building of3 or fewer storeys that has direct access to the ground and has a street
address. The broad range of house forms encompassed by this term is, in the
Town's Official Plan, generally synonymous with low and medium density
residential uses. Conversely, above-grade housing is used to typically describe
housing units in apartment buildings of three or more storeys that are accessed
above ground and from a common corridor. The Town's Official Plan recognizes
this house form as high density residential.
4.14.11 Employmentland
Used in Official Plan Amendment No. 17 to refer to new Industrial land use
designations as intended and described in the Town's Official Plan. Employment
land recognizes the broad range, mix and intensity of business activities being
found in areas traditionally referred to as Industrial Areas or Business Parks .
SCHEDULE A
TOWN OF AURORA OFFICIAL PLAN
LEGEND
LJ URBAN RESIDENTIAL
g SUBURBAN RESIDENTIAL
mmi ESTATE RESIDENTlAL
-COMMERClAL
llilll .. DUSTRIAI.
AURORA EAST INDUSTRiAL
ESTATES
~;~§~1t~
IIIII .. STITliTIONAL
R PUBLIC OPEH SPACE
EM PRIVATE Df'EH SPACE c .......
SPECIAL STUDY OR SECONDARY
PLANNING AREAS
SCHEDULE "P\
LAND USE PLAN
SCIII.~ 1• 10 000 ... --·-.. ·-~-·-
FUTURE URBAN EXPANSION AREAS
~ Yonge St. South 8 Bayview East
a. South Secondary Plan Area
b. North Secondary Plan Area
• St. Johns/Bathurst
SCHEDULE H
'
~ e
a •" r!r ·---TO:N :F AURORA OFFICIAL PLAN
SCHEDULE 'H"
~'"""""""'"'~ SITE SPECIFIC POLICY AREAS SITE SPECIFIC POLICY AREAS
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FIGURE 1
LANDS SUB~ECT TO
THIS AMENDMENT
--
Rura! Policy Areas
Urban Expansion
Area
Extended Urban
Settlement Boundary
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(
i PREFERRED· URBAN GROWfH GONCE Pi FOR 2016 PLANNING PERIOD FIGURE2
.I st.Jiiiws~Pri
...
Conceotua/ -for 11/uatratlon
Existing Uroan Area
FUTURE URBAN EXPANSION
r:::i;t:::::::j Residential Area
Employment Art(21
I@_ Emerging Centre
~ 1 To fnolwlo O>dotlne s~-Wdlfngton
' "' ·commun~ core: (.olld ofrole) m Mixed U5B Corridor
~ Envlronme.ntal Conatraint
~ Areas (East of 5ayview)
(High & Moderate) -
Including Oak Ridge5
Moraine•
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roofd..,tlalal~
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