BYLAW - OPA #20 (Bayview East Expansion Area) - 19971008 - 386997DAMENDMENT NO. 20
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA
This Amendment No. 20 to the Town of Aurora Official Plan, which was adopted by
the Council of the Corporation of the Town of Aurora, is hereby further approved
under Section 17 (9) of the Planning Act, subject to the deferral of certain lands as
shown on Figure 'A' attached.
~ s1 Date: 2..1 I I '1'75
ning&
Deve opment Servi es
Regional Planning & Development
Services Department
Regional Municipality of York
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June 21, 1999
Mr. Lawrence Allison
Director, Corporate Services
Town of Aurora
P.O. Box 1000
100 John West Way
Aurora, Ontario
L4G 6J1
Dear Mr. Allison:
Re: Approval of Amendment No. 20 to the
Official Plan for the Town of Aurora
File: 19-0P-0026-0020
Planning Department
On May 21, 1999, Official Plan Amendment No. 20 was further approved. Please see
the certificate page attached to a duplicate copy of the original document. One site-
specific appeal has been received from Mr. Fred Rankel. Mr. Rankel is not objecting
to the lands included within the Amendment No. 20 area, but rather to the fact that
his lands are not included.
As shown on the certificate page, a decision has been deferred regarding certain
lands that are outside the Town's urban boundary, as established by Town of
Aurora Amendment No 17 and Regional Official Plan Amendment No. 3.
The original copy of Amendment No. 20 has been retained for the Region's records.
c. Town of Aurora Planning Department
Ontario Municipal Board
~o: oN sz wnr 66.
The Regional Municipality of York, 17250 Yonge Street, Newmarket, Ontario L3Y 6Z I
Tel: (905) 895-1231, 1-877-G04-YORK (1-877-464-9675), Fax: (905) 895-3482
Internet: www.region.york.on.ca
DUPLICATE
ORIGINAL #2
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 3869-97.D
BEING A BY-LAW to adopt Official Plan Amendment No. 20
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:
1. Official Plan Amendment No. 20 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. 20 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 TIME THIS 24TH DAY OF SEPTEMBER, I997.
READ A SECOND TIME THIS 8TH DAY OF OCTOBER, I997.
READ A THIRD TIME AND FINALLY PASSED THIS 8TH DAY OF OCTOBER, 1997.
T. JO L. ALLISON, MUNICIPAL CLERK
TOWN OF AURORA
OFFICIAL PLAN AMENDMENT No. 20
BAYVIEW SOUTHEAST
SECONDARY PLAN
HBR PLANNING CENTRE
In Association with
Hemson Consulting Ltd.
Hough Woodland Naylor Dance
Cosburn Patterson Mather
Entra Consultants Ltd.
Michael Michalski Associates
October 8, 1997
By-law #3869-97.0
PART I -THE PREAMBLE
The purpose of this amendment is to amend the policies of the Official Plan to establish a
· Secondary Plan for the subject lands shown on Schedule "A" attached hereto and forming part
of this amendment.
2...... LOCATION
The lands affected by this amendment are located within Part of Lots 15, 16, 17, 18, 19 and
20, in Concession II, in the Town of Aurora. (See Figure 1.)
3. . BASIS OF THE AMENDMENT
3.1 An Urban Growth Management Study (GMS) was prepared and adopted by Council
on June 19, 1996. The Study in part recommended that Aurora's urban settlement
boundary be expanded to include the lands east of Bayview Avenue and north of the
approximate limit of the Oak Ridges Moraine Zone.
3.2 According to the GMS, future urban expansion for the lands east ofBayview was to
be guided by a comprehensive Secondary Plan that would establish the framework for
development to the year 2016.
3.3 Council adopted Official Plan Amendment No. 17 to implement the GMS, which in
part establishes the framework for this Secondary Plan as more particularly set out in
Section 4.2.2 ito the Aurora Official Plan.
3.4 Official Plan Amendment No. 17 recognizes the environmental sensitivity of the
Bayview East Urban Expansion Area (Southeast Quadrant) by outlining the need for
a detailed environmental management study to identify, and detail the attributes,
function and boundaries of natural environmental features and to describe methods
of protecting and managing these natural features and systems.
3. 5 Official Plan Amendment No. 17 also establishes the requirements for the Secondary
Plan Area relating to the:
a) road system;
b) trail systems including an east west Oak Ridges Moraine trail connection;
(i)
c) assessment of community and human service needs;
d) servicing strategy; and
e) municipal financial impact.
3. 6 The preparation of this Secondary Plan has been premised on a background report
prepared by Hemi;on Consulting Limited in association with a team of environmental,
traffic and engineering subconsultants entitled "Bayview East Urban Expansion Area
-Phase I Discussion Report on Secondary Planning Issues and Opportunities". In
addition, a substantial amount of technical background work has been received by
representatives of the various landowners which has been subject to extensive peer
review by the Town and its consultants, the findings of which have helped shape the
policy direction of this Secondary Plan.
3. 7 Servicing considerations in the formulation of this Secondary Plan have been based
on the "Preliminary Master Servicing Plan Bayview East Urban Area" prepared by
Cosburn Patterson Mather Limited and Mac Viro Consultants Inc.
3. 8 This Secondary Plan has also been based on the report entitled "Bayview East Urban
Expansion Southeast Quadrant (Area 2a) Secondary Plan Basis and Principles",
prepared by HBR Planning Centre in association with the aforementioned team of
subconsultants. This report was accepted as the basis for this amendment by Council
on August 7, 1997.
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RGURE 1
TOWN OF AURORA
BAYVIEW SOUTHEAST
SECONDARY PLAN
KEY MAP
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PART II-THE AMENDMENT
(This is an operative part of Official Plan Amendment No. 20)
1. The following text of Part III-The Secondary Plan and maps designated Schedule "AA''-
LAND USE PLAN, Schedule "BB" -ENVIRONMENTAL POLICY AREAS, and Schedule
"CC" -COMMUNITY STRUCTURE AND PHASING PLAN attached hereto, constitute
the Secondary Plan for the Bayview Southeast Secondary Plan established and adopted by
Amendment No. 20 to the Official Plan of the Aurora Planning Area.
2. Section 3.1.4 Site Specific Policy Areas is hereby amended by adding a new Section 3.1.4 p
which shall read as follows:
"Lands located on Part of Lots 15, 16, 17, 18, 19, and 20, Concession II, shall permit urban
residential and suburban residential development in accordance with the policies of Official
Plan Amendment No. 20, the Bayview Southeast Secondary Plan."
3. Section 3.5.4 Site Specific Policy Areas is hereby amended by adding a new Section 3.5.4 c
which shall read as follows:
"Lands located on Part of Lots 15, 16, 17, 18, 19, and 20, Concession II, as shown on
Schedule 'A' shall permit public and private open space uses and golf course development in
accordance with the policies of Official Plan Amendment No. 20, the Bayview Southeast
Secondary Plan.
4. Section 3.11.3 Site Specific Policy Areas is hereby amended by adding a new Section 3.11.3c
which shall read as follows:
"Lands located on Part of Lots 15, 16, 17, 18, 19, and 20, Concession II, as shown on
Schedule 'A' shall permit development in accordance with the Environmental Management
policies of the Bayview Southeast Secondary Plan."
5. Schedule "A"-Land Use Plan, of the Official Plan of the Town of Aurora, is hereby amended
as follows:
i) by redesignating the lands shown on Schedule 'A' (attached hereto) from Rural to
Urban Residential (Low Density), Suburban Residential, Public Open Space, Private
Open Space, and Golf Course in accordance with Schedule "AA" attached hereto.
ii) by deleting reference to Official Plan Amendment Nos. 7, 8, and 9 on those lands
within Schedule "AA" to the Bayview Southeast Secondary Plan.
(iv)
6. Schedule "E"-Proposed Road Classifications (Map 2) of the Official plan of the Town of
Aurora is hereby amended to reflect the collector road system identified on Schedule "AA"
attached hereto as pertaining to those lands identified on Schedule 'A' attached hereto.
7. Schedule "H"-Site Specific Policy Areas (Map 2) of the Official Plan of the Town of Aurora
is hereby amended by adding the notations "3.1.4p", "3.5.4c", and "3.11.3c".
(v)
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CONCESSION II
AMENDMENT NO. 20
TO THE TOWN OF AURORA
OFFICIAL PLAN
LOCATION OF LANDS TO BE REDESIGNATED
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PART III-THE SECONDARY PLAN
SECONDARY PLAN STRUCTURE
1~; .... LOCATION
2.::;. PURPOSE·ANDOBJECTIVES
-· ··-------------·-·-·
3. •... POLICIES .FOR THE BAYVIEW EAST URBAN EXPANSION AREA'-·
.·. SOUTHEAST QUADRM{T(AREA la) .... ~c:,j:i];~~=c;· .
3.1 THE BAYVIEW SOUTHEAST PLAN CONCEPT ...................... 5
3 .1.1 Intent and General Characteristics .... · .......................... 6
3.2 RESIDENTIAL POLICIES ........................................ 8
3.2.1 General Policies ........................................... 8
3.2.2 Housing Density Categories ................................. 10
a) Urban Residential Low Density ......................... 11
b) Suburban Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3.3 OPEN SPACE ................................................. 15
3.3.1 Open Space Planning Principles ............................... 15
3.3.2 General Policies .......................................... 16
3.3.3 Open Space Categories ..................................... 17
a) Public Open Space ........................... : ....... 18
b) Private Open Space .................................. 19
c) Oak Ridges Moraine Trail and Linkages ............ , . . . . . 19
d) Park Standards ..................................... 20
e) Acquisition ofPublic Open Spaces ...................... 21
3.4 GOLF COURSE ............................................... 23
3.5 ENVIRONMENTAL MANAGEMENT ......... : .................... 28
3. 5.1 Planning Context and General Policies ......................... 28
a) Oak Ridges Moraine Planning Area ...................... 28
b) Region of York Official Plan ........................... 28
c) Town of Aurora Official Plan .......................... 29
3.5.2 Significant Natural Features within Secondary Plan Area ............ 29
a) Leslie Street Swamp (North Portion) ..................... 29
b) East Holland River .................................. 30
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c) Aurora Infiltration ESA ............................... 30
d) Woodlands ........................................ 30
e) Landform . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 1
3. 5.3 Environmental Policy Areas ................................. 31
3.5.4 Environmental Protection Areas .............................. 33
3.5.5 Environmental Policy Area "A" ............................... 36
3.5.6 Environmental Policy Area "B" ............................... 38
3.6 TRANSPORTATION ........................................... 39
3.7 URBAN DESIGN .............................................. 41
3.7.1 General Policies .......................................... 41
3.8 SERVICES ................................... , ....... , ....... 42
4. IMPLEMENTATION AND PHASING
4.1 Phasing ....................................................... 44
4.2 Official Plan ................................................... 46
4.3 Zoning By-Law ................................................ 46
4.4 Holding Provision By-laws ........................................ 47
4.5 Site Plan Control ............................................... 48
4.6 Development Charges ............................................ 48
5._ INTERPRETATION
5.1-5.3 ....................................................... 48 & 49
6. c SCHEDULES
Bayview Southeast Secondary Plan
Schedule "AA" -Land Use Plan
Schedule "BB"-Environmental Policy Areas
Schedule "CC" -Community Structure and Phasing Plan
Appendix 1-Conceptual Golf Course Layout
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October 8, 1997
PART III-THE SECONDARY PLAN
(This is an operative part of Official Plan Amendment No. 20)
a) The area of the Secondary Plan consists of approximately 360 hectares (890 acres)
ofland comprising Part of Lots 15 to 20 in Concession II, referred to as the Bayview
East Urban Expansion Area-Southeast Quadrant (Area 2a). The lands are generally
bounded. by Bayview Avenue on the west; Vandorf Sideroad on the south (plus an
additional parcel of land west of the Hydro Corridor south of V andorf Sideroad);
Leslie Street on the east; and approximately one concession lot south of Wellington
Street on the north. The area of this Secondary Plan is more specifically indicated on
Schedule "A".
b) This Amendment incorporates the following Secondary Plan which sets out detailed
policies and land use designations as more particularly shown on Schedule "AA" -
LAND USE PLAN, and Schedule "BB"-ENVIRONMENTAL POLICY AREAS
and Schedule "CC" -CO:MMUNITY STRUCTURE AND PHASING attached
hereto.
2.-PURPOSE AND OBJECTIVES
2.1 The purpose of this Secondary Plan is to establish the policies and land use structure
that will guide the development of a new community (Bayview Southeast). This
Secondary Plan provides a detailed land use plan and policies for the regulation of
land use and development of the planning area in accordance with the land use
designations established in the Plan and their accompanying policies and all other
applicable policies of the Official Plan dated June 27, 1991, as amended. The
objectives of the Plan are as follows:
a) to expand a portion of the Aurora urban settlement area as recommended by
the Urban Growth Management Study (OMS), in accordance with the
Council approved policies of Official Plan Amendment No. 17;
b) to implement the first phase of Council's direction to split the Bayview East
Urban Expansion Area, identified in the OMS, into two Secondary Plan Areas
(Areas 2a and 2b) (Official Plan Amendment No. 17, Council resolution of
-3-
May 28, 1997 and July 7, 1997), and proceed at this time with the priority
established through Official Plan Amendment No. 9;
c) to establish appropriate land use designations and policies consistent with the
environmental character capabilities and significance of the lands within the
2a Study Area; hereafter referred to as the Bayview Southeast Secondary
Plan;
d) to identifY and detail the general boundaries and significance of environmental
features and systems within the planning area, and to establish appropriate
policies which preserve protect, manage, and where required, mitigate impacts
on natural features such as significant woodlots, wildlife habitats, wetlands,
recharge areas and other natural amenities/systems; '
e) to establish policies to accommodate primarily a low intensity,
environmentally sensitive residential community consistent with the objectives
set out in d) above;
f) to set out policies to accommodate the intended development on full
municipal services in accordance with the Master Servicing Plan;
g) to establish policies to accommodate a functionally sound transportation
network that will serve as the basis for subdivision and/or condominium plans;
h) to establish a system of public and private roads which will be compatible with
the intended future road pattern outside the study area;
i) to establish policies which recognize a logical, public and private open space
system consistent with the needs of future inhabitants, and encourage the
development of linkages within the evolving community. Linkages to the
other existing neighbourhoods and to the planned growth areas in 2b should
be encouraged. Attention shall also be given to the establishment of an east-
west Oak Ridges Moraine trail connection;
j) to recognize that the lands within the proposed Secondary Plan Area represent
one component of a larger Secondary Plan Area, and that when completed,
the 2b Planning Area lands, will, in conjunction with the 2a lands, form a
single integrated comprehensive urban expansion area plan for the lands east
of Bayview Avenue. The policies of the 2a Plan shall recognize the
importance of providing for this interrelationship with particular attention to
the Wellington Street Corridor area. Based on the strategy referred to in b)
-4-
above, it must be recognized that some components of a typical Secondary
Plan may be excluded from the 2a lands, e.g., variety of housing forms/tenure,
schools, public parks, and commercial lands. This is premised on the fact that
such other land use components are intended to form part of the 2b portion
of the planning process. It is intended, that following approval of the
Secondary Plan for the 2b lands, both Secondary Plan Areas (2a and 2b) will
be permitted to develop concurrently, guided by the respective phasing
policies in each Secondary Plan;
k) to establish implementation, urban design, and interpretation policies to insure
that development intended by the Secondary Plan is to be phased in a logical
orderly fashion over the life of the Plan to the year 20 16; and
I) to establish policies pertaining to the development of a golf course as
originally intended by approved Official Plan Amendment No. 8, in a revised
location and with a revised layout, but which is consistent with the
environmental objectives established by Council and generally referred to in
d) above.
3;t~ ct>oiiciEs. FOR: THE. BAYviEw-'Eis'f""mmA.NIDANsi()ii{"~AiEA.···
-~J;;-·s~u~S'fQlJADRANTlARE.\..2_~ti'.Jc;·~,~~}J3if.fi'iti~:~ik~i~10;ci· ..
The following detailed policies are established in this Secondary Plan and apply to the lands
specifically indicated on Schedule "AA'' attached hereto and forming part of this Secondary
Plan, and hereafterreferred as "The Bayview Southeast Secondary Plan".
3.1 THE BAYVIEW SOUTHEAST PLAN CONCEPT
The Town of Aurora straddles the north slope of the Oak Ridges Moraine landform
and contains many significant environmental resources. In 1995, the Town undertook
a Growth Management Study (Remson Consulting Ltd., May 1996) to strategically
plan for long term population growth and expansion of the existing urban area. The
study identified appropriate areas for expansion based on sound environmental and
planning principles and determined that the areas of least environmental constraint
should be developed first. The outcome of the study was the delineation of an urban
expansion area, east ofBayview Avenue to meet growth objectives to the year 2016.
The southern boundary of the urban expansion area was delineated based on the
northerly limit of the Oak Ridges Moraine, as determined by moraine overburden
(based on best available scientific data at the time). The lands to the north of this line,
-5-
within the southern portion of the Bayview East Urban Expansion Area is the plan
area referred to as Area 2a.
The preparation of a Secondary Plan for the Bayview Southeast (2a area) lands
includes requirements for the review and assessment of environmental features and
the determination of their significance or sensitivity to development. The required
environmental studies were undertaken by Gartner Lee Limited on behalf of Magna
International and reviewed by the Town's consulting team for incorporation into the
policies of the Secondary Plan. In addition to the 2a lands, the technical studies
include the lands south to V andorf Sideroad and east to Leslie Street. On this basis,
and in consideration of Council's direction to adjust the southern boundary to include
additional applicants, the recommendations and policies included in this section are
made for the entire concession block contained by Bayview Avenue, Wellington
Street, Leslie Street and Vandorf Sideroad, and including the property south of
V andorf Sideroad bounded by Bayview Avenue and the Hydro Corridor.
3.1.1 INTENT AND GENERAL CHARACTERISTICS
a) It is acknowledged that residential development in the Bayview Southeast
lands will substantially occur on, or near lands that are either within, or in the
transition area to the Oak Ridges Moraine. Despite the current lack of clarity
regarding the "Provincial Interest" in this matter, there is an approved
Regional and Town interest as expressed in their respective Official Plans
which must be addressed and adhered to.
b) Establishing the limits of the Oak Ridges Moraine boundary is based on a
humber of factors, including;
i) Official Plan Amendment No: 17 and supporting documentation;
ii) Geological Survey of C.anada May 1997;
iii) Ontario Ministry ofNatural Resources 1991;
iv) Gartner Lee studies (1993, 1997);
v) Field Review; and
vi) On-going technical study on a site specific basis.
-6-
c)
d)
e)
t)
It is clear that no single line best represents an actual boundary to the
Moraine, but rather a number of environmental zones are established within
the transition area into the Moraine; Accordingly, a range of opportunities
and constraints exist with respect to development. It is the intent of this Plan
that policies for development must reflect this.
As established in the GMS, it is the intent of this Plan that lands with the least
amount of significant environmental constraints should be considered first as
being available for the future urban expansion intended to fulfill the housing
needs set out in the GMS, for the planning period to.the year 2016.
There are substantial additional lands within the 2b Planning Area which are
environmentally unconstrained which can be used to meet a substantial
portion of the Town's 20 year housing requirements. Accordingly,
development on constrained lands, in the transition area of the Moraine need
not achieve maximum densities as are typically contemplated by the Aurora
Official Plan. Further, lands with limited environmental constraints which 'are
deemed capable of accommodating some development, may be suitable for
residential uses at low densities, provided that predetermined environmental
performance criteria can be met. However, lands which are more clearly
within the Moraine, or on a more distinct edge of the Oak Ridges Moraine,
or in close proximity to significant environmental features, should contain land
use policies that generally reflect a very low range of densities, in a distinct
land use designation.
Transition policies are to be reflected in this Plan that recognize changing
density ·requirements/characteristics as contemplated development
designations move closer to the more significant Moraine lands, or closer to
environmental features or systems associated with the Moraine. These
policies are consistent with both the Town and Regional Official Plans
regarding development on or in the vicinity of the Moraine.
The lower range of densities contemplated for lands in transition to the
Moraine, in this Secondary Plan Area, are based on the following:
i) the Secondary Plan recognizes that these lands tend to have an
outstanding natural. setting, and scenic visual qualities worth
preserving. Views and vistas afforded by the current topography are
to be preserved;
ii) the Secondary Plan recognizes the need to reduce or minimize the
potential for detrimental environmental impacts;
-7-
iii) the Secondary Plan shall discourage higher residential densities which
result in major landform alterations and which are inconsistent with
the principles of landform conservation and preservation;
iv) it is a principle of the Secondary Plan that development in the
Bayview Southeast area should be done in a manner which has the
least amount of impact on Vandorf Sideroad and its adjacent
environmental attributes, and prevents the need to upgrade V andorf
Sideroad to Arterial Road status; and
v) the Secondary Plan shall encourage cluster development or other
forms of innovative housing at lower densities to create generous
buffers between transitional development lands and their adjacent
environmental features.
g) Development within the Bayview Southeast lands in proximity to existing and
proposed development at the northwest and southwest corner of Bayview
Avenue and V andorfSideroad should be compatible with, consistent with, and
be premised upon similar housing form, buffers, screening, lotting
characteristics, and environmental attributes in order to create an appropriate
transition into the demonstrated Moraine area and rural lands south of
Vandorf Sideroad. Development on these lands should be sensitive to the
environmental objectives of this Plan, and to the original environmental
objectives of the existing developments in the vicinity of the intersection. In
particular lands to the south ofVandorfRoad shall only be developed at very
low densities in accordance with the provisions of this Secondary Plan.
h) The Secondary Plan should reflect appropriate phasing policies with an
expected limit on development in the planning area ranging from 900 to a
maximum of 1100 residential units by the year 2016.
3 .2 RESIDENTIAL POLICIES
3.2.1 GENERAL POLICIES
a) It is the intent of this Plan to achieve a gradation in residential density which
reflects the environmental attributes of the Secondary Plan Area, the
constraints established in Schedule "BB" and the proximity of the rural lands
to the south. More specifically:
-8-
i) densities shall diminish as proximity to the rural portion of Town
increases;
ii) densities shall generally diminish as proximity to significant Moraine
features increases; and
iii) densities shall generally diminish as proximity to other environmental
features increases.
b) In determining the appropriate residential unit allocation and built form for
any given parcel ofland within the Secondary Plan , regard shall be given to
both the policies of this section and the Environmental Management policies
of Section 3. 5 herein. Furthermore, should subsequent analysis or marketing
by the proponent or the carrying out of detailed studies, functional servicing
plans, or the implementing policies intended by this Secondary Plan result in
a determination that land uses within a property or portion thereof are not
economically viable to the proponent, such determination shall not under any
circumstances be considered as justification for increasing residential
allocations beyond the intent as expressed in Sections 3.2.1 c), 3 .2.2 a) ii).and
3.2.2 b) ii) herein. In this regard the intent of Sections 2.1 e) and 3.1.1 d)
shall be considered paramount.
c) It is the intent of this Plan that the Secondary Plan Area shall be developed at
very low densities in order that a housing target ranging from 900 to a
maximum of 1100 residential units for the Planning Area shall be achieved by
the year 2016. In order to implement the housing target outlined above, the
Secondary Plan has been divided into neighbourhoods as shown more
specifically on Schedule "CC" attached hereto. Each neighbourhood has been
assigned a unit allocation range. The policies reflecting these unit allocations
are more specifically set out in Section 3.2.2 herein.
d) Two housing density categories are established in this Plan as described in
Section 3.2.2 and illustrated on Schedule "AA'':
i) Urban Residential Low Density; and
ii) Suburban Residential.
e) Accessory uses, dwellings and home occupations which are accessory and
subsidiary to the residential use and which are compatible with the amenity of
-9-
the residential environment shall be permitted in all residential areas, provided
that:
i) the property is the principal residence of the person carrying on the
home occupation;
ii) adequate parking and landscaping can be provided to insure that the
home occupation does not adversely impact the surrounding
neighbourhood; and
iii) specific standards for home occupation use may be set out in an
implementing zoning by-law.
f) Public and private parks are permitted in all residential categories.
g) Residential development shall also have regard for the policies of the
following sections of this Plan.
i) Open Space (Section 3.3);
ii) Golf Course (Section 3.4 );
iii) Environment Management (Section 3.5);
iv) Transportation (Section 3.6);
v) Urban Design (Section 3. 7);
vi) Services (Section 3.8);
vii) Implementation and Phasing (Section 4 ); and
viii) Interpretation (Section 5).
3.2.2 HOUSING CATEGORIES
The following housing categories are established for lands within the Secondary Plan
Area:
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• Urban Residential Low Density
• Suburban Residential
a) Urban Residential Low Density
i) Urban Residential Low Density housing shall include single detached
dwellings, duplexes, semi-detached dwellings, triplexes, quadruplexes,
(fourplexes), street townhouses, and/or block townhouses not
exceeding 3 storeys in height.
ii) Notwithstanding the density policies of the Official Plan, residential
development within this housing category shall be in accordance with
Section 3.2.1 c) herein, and shall reflect the unit allocations shown on
Schedule "CC" attached hereto. Adjustments to these allocations
which are deemed minor in the opinion of the Town, may be permitted
on a neighbourhood basis without an amendment to Schedule "CC"
provided that:
• Policy 3.2.1 c) is adhered to;
• the adjustments will not prejudice any range of unit allocations
assigned to any undeveloped lands within the 2a Secondary
Plan Area;
• all environmental objectives and policies of this Plan are
complied with; and
• all other policies of this Plan are complied with.
iii) The unit allocation ranges specified on Schedule "CC" generally
represent the maximum allocation contemplated for each
neighbourhood. However, environmental or servicing constraints may
result in actual allocations which are lower than the specified range.
Where there are multiple property ownerships within a specific
neighbourhood, the unit allocations shall be distributed
proportionately per owner on a developable acreage basis, unless
alternative arrangements are made satisfactory to the landowners and
the Town.
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iv) All residential development adjacent to V andorf Sideroad or Bayview
Avenue shall be set back from V andorfSideroad and Bayview Avenue
as widened a minimum of35 metres (115 feet), and
• be situated on a private or public service road parallel to
Bayview Avenue or VandorfSideroad or;
• have reversed lot frontages; and
• be fully screened by planting or a combination berming and
planting screen from Bayview Avenue and VandorfSideroad
in accordance with the Town's requirements.
v) Notwithstanding the provisions of Section 3.2.2 a) i), ii) and iii)
herein, innovative forms of lifestyle residential development geared
specifically towards the retirement and senior citizens market, such as
an integrated health care concept, may be considered for development
on lands designated Urban Residential Low Density. In determining
the unit allocations of such innovative development, the Town may
consider a greater number of units than would be permitted by
Schedule "CC", provided that it can be demonstrated that:
• the form of housing contemplated contains innovative
attributes and represents a form of development that is
generally not typical in the Town of Aurora and for which a
market need exists;
and
• the overall sefV!cmg requirements of the innovative
development contemplated is generally equivalent to the
servicing requirements for housing forms contemplated by
Section 3 .2.2 a) i);
and
• the form of housing can be sited in a marmer which reduces
the impact on adjacent environmentally sensitive lands and
reduces major landform alteration;
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and
• the development provides for more substantial and meaningful
parks and/or open spaces;
and
• the development complies with the environmental ,policies of
this Plan and the Implementation Guidelines for Development
on, or in the vicinity of the Oak Ridges Moraine;
and
• there is sufficient transportation capacity within the overall
Secondary Plan Area to accommodate any additional density.
b) Suburban Residential
i) Suburban Residential Housing shall generally be limited to single
detached dwellings at very low densities.
ii) Notwithstanding the density policies of the Official Plan, residential
development within this housing category shall be in accordance with
Section 3 .2.1 c) herein, and shall reflect the unit allocations shown on
Schedule "CC" attached hereto.
iii) The unit allocation ranges specified on Schedule "CC" generally
represent the maximum allocation contemplated for each
neighbourhood. However, environmental or servicing constraints may
result in actual allocations which are lower than the specified range.
iv) Cluster housing shall be encouraged in this land use designation to
allow for:
• reduced environmental impact or enhanced environmental
management;
• more efficient utilization of roads and municipal services;
• minimized alteration of major landforms;
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• provision of more substantial and meaningful parks and/or
open spaces; and
• compliance with the Implementation Guidelines for
Development on, or in the vicinity of the Oak Ridges Moraine
area.
v) Cluster housing shall be in clusters of at least 10 units provided that
a minimum of25% of the overall lot area is designated as common or
public open space.
vi) Where cluster housing is employed in accordance with the provisions
of this section, innovative built forms may be considered for
substitution in place of single detached forms of housing.
vii) All development adjacent to Vandorf Sideroad or Bayview Avenue
within the Suburban Residential designation shall be setback from
VandorfSideroad and Bayview Avenue as widened a minimum of35
metres (I 15 feet), and
• be situated on a private or public serviced road parallel to
Bayview Avenue or VandorfSideroad, or
• have reversed lot frontages, and
• with respect to the above be fully screened by a planting
screen or combination berming and planting screen from
Bayview Avenue and Vandorf Sideroad in accordance with
the municipality's requirements.
viii) The provisions of Section 3 .1.2 h to the Aurora Official Plan shall
apply to all applications for Suburban Residential development.
ix) The maximum height of all forms of housing within .the Suburban
Residential category shall be 3 storeys.
x) Development within the Suburban Residential category which is
adjacent to environmentally sensitive features, open space lands, minor
watercourses and the limit of the Town's Urban Settlement area shall
be developed at extremely low densities in order to establish an
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3.3 OPEN SPACE
appropriate transition to the aforementioned adjacent features. Such
development shall be characterized by wide and deep residential lots,
with significant setbacks and buffers. The implementing zoning by-
law shall reflect such enhanced standards.
3.3 .1 OPEN SPACE PLANNING PRINCIPLES
a) The Town of Aurora Official Plan sets objectives for creating a "continuous
public Open Space System which allows for a full range of active and passive
outdoor activities for all residents of Aurora". Emphasis is placed on the
extension of the open space system into the Oak Ridges Moraine. Section
3.5.2.5-Passive and Linear Open Spaces of the Official Plan indicates that
Council "will strive to take advantage of the Oak Ridges Moraine, creek
valleys and flood prone areas, especially along the Holland River, the
Tannery Creek and their tributaries to complete the Open Space System".
The Town of Aurora Culture and Recreation Master Plan (DRAFT April
1997) states that "valleylands and woodlots should be preserved to ensure
their continuous availability to the public".
b) Schedule 1-Aurora Trail Network Concept of the Town of Aurora Official
Plan proposes a Grid Trail in an east-west direction across the planning area.
This is intended to be a key link within the Town trail system as it will
accommodate the Oak Ridges Moraine Trail (ORMT). As well, the Official
Plan proposes a north-south link to connect planning areas to the north with
theORMT.
c) It shall be the policy of this Secondary Plan to maintain the Town's
commitment to the provision of sufficient land for active and passive
recreational purposes to meet the future needs of residents, while protecting
the sensitive and significant natural features of the area for the long term.
Specifically, objectives for a Town-wide comprehensive Public Open Space
System and the accommodation ofthe Oak Ridges Moraine Trail, as identified
in the Town of Aurora Official Plan, shall be established by the policies as set
out within Section 3. 3 herein.
d) In recognition of the quality and style of living proposed for residential
communities in the Bayview Southeast Area, as well as the significant burden
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that municipal ownership of all of the environmentally constrained lands could
place on the Town, it is the policy of this Plan that a collaborative approach
to the management of the environmental lands in the Secondary Plan Area
may be most appropriate. The Plan sets out an open space system for the
community consisting of both Public and Private Open Space lands which
shall meet the Town's planning objectives and provide the desired community
setting, while sustaining and enhancing the significant natural features of the
site. The valleylands associated with the East Holland River are considered
to be an important component to the Town's public open space system,
providing significant opportunities to link core areas with the Oak Ridges
Moraine. The river and its tributaries contain significant forest and fisheries
resource areas which require management and monitoring. It is the intent of
this Plan that these lands should be maintained in the public realm through
ultimate acquisition by the Town.
3.3.2 GENERAL POLICIES
The following general policies shall apply to all Open Space categories.
a) Open Spaces may include areas requiring environmental protection, including
watercourses, woodlots, wetlands, steep slopes, areas susceptible to flooding
or erosion or other such physical conditions. It is intended that these areas
remain in their natural state, with alterations to these areas permitted only for
sensitively designed recreational facilities, appropriately located stormwater
management facilities and environmental enhancement. In particular, Council
shall encourage the protection and conservation of the unique aesthetic and
environmental assets of the Holland River Valley including the watercourse
and its fisheries resource potential, the valley and the valley slopes. Any
development, construction or other alteration of the natural state in the
Holland River Valley or its tributaries shall require the approval of the Town
in consultation with the relevant agencies.
b) A vegetative buffer strip shall be maintained along the streambanks of all
watercourses. This buffer strip shall be a minimum of 15 metres in width
along both sides of the streambanks for warm water streams, and for cold
water streams, a minimum of30 metres along both sides of the streambanks,
or a minimum of 10 metres beyond the stable top of bank, where there is a
well defined valley (whichever is greatest). This vegetated buffer strip shall
be placed in an appropriate zone category to maintain these lands in a
naturally vegetated state. However, limited intrusion may be permitted within
the buffer area for recreational trails and creek crossings, as well as roads and
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servicing subject to the approval of the Town of Aurora in consultation with
the Ministry ofNatural Resources and the Lake Simcoe Region Conservation
Authority. Specific development setbacks will be determined in the field by
the proponent and the Town in consultation with the relevant agencies. As
a general principle in guiding the determination of development setbacks, any
buffers required to this Secondary Plan in Sections 3.3.2 and 3.5 herein, can
be part of the developable area in land use designations adjacent to the Open
Space designations, provided the buffer is zoned in a protective zoning
category or other appropriate control mechanisms are implemented
prohibiting buildings and structures, and the buffer is naturally vegetated.
c) The following uses may be permitted in areas designated as Open Space
subject to the more specific policies relating to each Open Space Category:
i) active and passive outdoor recreation uses, parks, walking and bicycle
paths, nature and wildlife conservation uses, allotment gardens,
stormwater detention facilities and other uses which preserve the
natural landscape and/ or the environment; and
ii) accessory uses and structures to the above uses and facilities provided
that:
• where any uses are proposed in Environmental Protection
Areas they shall be approved by the Town of Aurora in
consultation with the appropriate agencies, and be in
conformity with all other relevant policies of this Secondary
Plan. Structures in Open Spaces shall generallybe 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.
3.3.3 OPEN SPACE CATEGORIES
The following open space categories and features are established for lands within the
Secondary Plan Area:
• Public Open Space;
• Private Open Space; and
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• Oak Ridges Moraine Trail and Linkages
a) Public Open Space '
Lands within the Public Open Space category shall consist oflands which are
to be conveyed, or are intended to be conveyed to the municipality and which
are classified on Schedule "BB" as Environmental Protection Areas or which
are lands to be conveyed to the municipality pursuant to the park dedication
provisions of the Planning Act and subject to the following:
i) Lands contained within the defined valley wall or within a 30 metre
buffer on either side of the East Holland River Branch (whichever is
greater), shall be conveyed to the Town of Aurora for Public Open
Space, as part of the development approval process, as more
specifically set out in Section 3 .3 .3 e) herein.
ii) Public open space lands designated as Environmental Protection Areas
shall generally be used for passive recreational purposes.
iii) Additional public open space lands may be considered by the
municipality pursuant to the provisions of the Planning Act when
considering development applications.
iv) Where development in the Secondary Plan Area is contemplated on
the basis of a public road system under a freehold form of tenure, the
local parkland and recreation needs of the intended residents shall be
met in accordance with the standards of the Aurora Official Plan and
may be fulfilled in the form of public parks and/or recreation areas, of
both an active and/or passive nature.
v) Public parks and recreation areas shall provide facilities appropriate
to the projected demographics and profile of each neighbourhood or
development within the Secondary Plan Area, and shall form part of
a subdivision and/or site plan application for residential development.
vi) Council may inherit, purchase, trade, lease, negotiate, receive as a
donation or otherwise acquire environmental protection areas such as
flood prone areas, wetlands, forest or fishery resource areas or areas
in the Oak Ridges Moraine, in addition to areas received through open
space dedication, or bonusing under the Planning Act.
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vii) Where lands are designated Public Open Space, such shall not be
construed as an obligation on the municipality to acquire such lands
until, or unless the municipality deems such to be in the public interest.
b) Private Open Space
Lands within the Private Open Space Category shall consist oflands which are
classified on Schedule "BB" as Environmental Protection Areas, or which are
intended to serve private outdoor recreation needs, and which are intended to
remain in private ownership. Conservation agreements may be required to
ensure protection and management of the significant natural features. The
following additional policies shall apply to Private Open Space lands:
i) Where development in the Secondary Plan Area is contemplated on
the basis of a private road system generally under condominium
tenure, the local parkland and recreation needs of the· intended
residents shall be met in accordance with the standards of the Aurora
Official Plan and may be fulfilled in the form of private parks or
recreation areas, of both an active and/or passive nature.
ii) Private parks and recreation areas shall provide facilities appropriate
to the projected demographics and profile of each neighbourhood
within the Secondary Plan Area, and shall form part of any
subdivision, site plan or condominium application for residential
development.
iii) The provision of private parks or recreation areas which are not
intended to be available to the general public shall not constitute park
dedication Within the meaning of the Planning Act.
c) Oak Ridges Moraine Trail and Linkages
i) Provision shall be made for the routing of the Oak Ridges Moraine
Trail through the Secondary Plan Area as shown conceptually on
Schedule "AA''.
ii) Where feasible the trail shall be located within the valleylands of the
main branch of the East Holland River. If conditions through the
Leslie Street Swamp (south portion) are such that trail development
is constrained, an alternative route may be considered at the southern
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edge of the Magna lands, along the existing hedgerow and the south
edge of the forest block.
iii) The final routing of the trail. shall insure alignment or provide link
opportunities with existing and future segments of the Oak Ridges
Moraine Trail to the east and west of the Secondary Plan Area.
iv) A north-south link through the planning area shall be considered at the
development application stage, in order to connect new community
areas to the north of Wellington Street with the Oak Ridges Moraine
Trail system. This trail route may be accommodated within a
landscaped boulevard along a public and/or private roadway, or
combination thereof.
v) The valleyland trail system shall be designed as a low-impact, soft
surfaced walking trail. No motorized, cycling or equestrian uses shall
be permitted within the valleylands.
vi) Cycling routes if desired should be developed on environmentally
unconstrained lands, such as open space tableland, the Hydro-
Corridor, or in an appropriate open space corridor adjacent to
proposed public roadways.
vii) The trail may be developed in phases as various components of
development proceed, provided an overall preliminary routing and
design has been established.
Viii) The final location of any components of the trail shall be determined
and designed as part of any application for subdivision, site plan
approval or plan of condominium for any lands within the general area
upon which the trail is contemplated. The location and design of any
components of the trail shall occur in a manner which respects the
privacy of existing and proposed residences in the vicinity of the trail.
As well, the design shall incorporate measures to protect such
residences from any negative impacts associated with the construction
and use of the trail.
d) Park Standards
The standards for the provision of public and private neighbourhood parks
shall generally remain flexible to permit variations to meet particular site and
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development circumstances. However, the following standards should be
used as a guideline in reviewing development applications throughout the
Secondary Plan Area. Neighbourhood parks should:
i) be 0.2 ha. to 4 hectares (0.5 acres to 10 acres) in size;
ii) service a radius of 0.4 to 0.8 km (0.2 to 0.5 miles) (depending on
population density and target age);
iii) be at a ratio of I. 5 ha. (3. 7 acres) per 1000 residents;
iv) be located centrally to the neighbourhood and (where applicable)
adjacent to elementary schools;
v) be located to provide safe access from all parts of the neighbourhood
with minimal crossing of major streets; and
vi) have frontage on collector. or local roads (public or private).
e) Acquisition of Public Open Spaces
In accordance with the policies of Section 3.3.3 a) herein, it shall be the policy
of this Plan to phase in the acquisition ofPublic Open Space lands as follows:
i) Prior to the commencement of development within any portion of
Phase III within Lots 17, 18, and 19, Concession II of this Plan, as
shown on Schedule "CC", all lands designated Public Open Space
west of the East Holland River within the said Lots 17, 18 and 19,
Concession II shall be acquired by the Town;
ii) Prior to the commencement of development within any portion of
Phase II and Phase IV east of the Hydro lands and north ofVandorf
Sideroad within Lot 16, Concession II of this Plan, as shown on
Schedule "CC", all lands designated Public Open Space, south and
west of the East Holland River within the said Lot 16, Concession II
east of the Hydro lands shall be acquired by the Town. Where
multiple property ownerships are involved in these phases, the transfer
of Public Open Space lands shall be required as each property
ownership is developed. Further, prior to commencement of
development within those portions of Phases II and IV described
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above, the Town, in consultation with the landowners shall determine
the requirement for the public acquisition of the lands designated
Public Open Space north and east of the East Holland River within
that portion of Lot 16, Concession II described herein.
iii) Prior to the commencement of development within Phase V as shown
on Schedule "CC", the Town, in consultation with the owner shall
determine the requirement for the public acquisition of the lands
designated Public Open Space east of the East Holland River within
Lots 18, 19 and 20, Concession II;
iv) Prior to the commencement of development within Phase Vl as shown
on Schedule "CC", the lands designated Public Open Space within any
development plan within this community shall be acquired by the
Town. Where multiple property ownerships are involved in this
phase, the transfer of Public Open Space shall be required as each
property ownership is developed. Further, prior to the
commencement of development within Phase Vl as shown on
Schedule "CC", the Town, in consultation with the owner, shall
determine the requirement for public acquisition of the lands
designated Public Open Space north of the East Holland River within
Lot 16, Concession II.
v) To facilitate the phasing plan as contemplated by Schedule "CC" and
the implementation ofPublic Open Space acquisition, the Town shall
make use of the Holding "If" symbol in the implementing zoning by-
law( s) such. that no "H'' symbol shall be removed from residential
lands until arrangements have beeri made to the satisfaction of the
Town with respect to the public acquisition of the lands referred to in
Section 3.3.3 e) herein;
vi) In considering the lifting of the "H'' symbol, as contemplated above,
the Town shall also be satisfied that satisfactory arrangements have
been made for the acquisition and design of the Trail System
contemplated by Section 3.3.3 c) of this Plan for public use;
vii) The acquisition of Public Open Spaces contemplated herein shall be
dealt with during the consideration of subdivision site plan and/or
condominium approvals; and
viii) The policies of subsection e) herein shall be considered in addition to
any park dedication entitlements under the Planning Act.
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ix) For the purposes of subsection e) above, the term "Prior to the
commencement of development" shall mean in conjunction with the
process of registration of a plan of subdivision and/or plan of
condominium and/or execution of a site plan agreement.
3.4 GOLF COURSE
3 .4.1 The lands designated in the Golf Course category shall comply with the following
policies:
a) An eighteen hole private golf course including clubhouse facilities and
incidental ancillary uses relating to the golf course are permitted on the lands
designated on Schedule "AA'' as Golf Course.
b) A portion of the golf course is intended to be located within a degraded Class
6 wetland in what is known as a portion of the Leslie Street Swamp (North
Portion). Notwithstanding the provisions of Sections 3 .11.1.3, 3 .11.1.4 and
Schedule 'D' to the Aurora Official Plan, minor intrusions of the golf course
into the Leslie Street Swamp will be permitted subject to compliance with the
policies of this Secondary Plan.
c) Despite the golf course intrusion into the wetland, the wetland function shall
be maintained and enhanced without any loss of wetland function. A
mitigation and enhancement report demonstrating that this can be
accomplished shall be approved by the Town prior to considering any
applications for golf course development.
d) The approved mitigation and enhancement report shall be implemented
through a site plan agreement to be executed prior to commencement of
construction and shall address to the Town's satisfaction the following
objectives:
i) maintenance of hydrologic functions (groundwater discharge and
flood storage);
ii) maintenance of water quality to a degree which is acceptable to the
Town in consultation with the relevant agencies;
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iii) maintenance of wildlife linkages across the landscape;
iv) maintenance of wetland/upland connection within the wetland to
maximize wildlife habitat potential;
v) increasing the diversity of wetland vegetation types; and
vi) increasing the biodiversity of the wildlife community.
e) Prior to considering any application for site plan approval, a detailed golf
course design shall be submitted to the Town and relevant agencies for
approval. The design shall be consistent with and in accordance with the
findings, objectives, recommendations and implementing measures emanating·
from the aforementioned mitigation and enhancement report and any other
studies or requirements of this Secondary Plan. The golf course shall be
designed by a qualified golf course architect.
t) An overall golf course development concept plan attached as Appendix 1 shall
form the basis of the design referred to above and for future site plan
approvals, as well as the basis for future environmental studies as required by
this Secondary Plan. Appendix 1 is provided for information purposes and
does not form part of this amendment. Modifications to the golf course
development scheme, resulting from detailed environmental considerations,
detailed design studies or other special studies required by the Town of
Aurora may be permitted. Such modifications shall not require an amendment
to this Plan provided that the proposed revisions, in the opinion of the Town,
in consultation with the relevant agencies, represent sound environmental and
land use planning.
. g) The proponent shall submit in support of the site plan application the
following golf course design details:
i) a layout plan outlining the locations of all holes including a description
of the species and areas of all vegetation to be affected;
• the layout plan shall provide that tees and access paths within
the wetland will be constructed in an ecologically compatible
manner;
ii) drainage plans showing tile outlet locations with appropriate diffusers;
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iii) grading plans depicting pre-and-post-development contours to
demonstrate landform conservation as well as temporary stockpile
locations, steep slopes and stabilization requirements;
iv) a sediment and erosion control plan for implementation at the
construction stage;
v) a planting and restoration plan outlining the limit of construction
disturbance, plant species to be relocated, and transplanting protocols,
native species to be planted and a monitoring and replacement
program;
vi) an inventory and tree protection strategy for areas within the golf
course where tree cover is proposed to be removed to ensure
maximum restoration of existing vegetation including staking the
limits of construction disturbance and establishing mitigation measures
to buffer the wetland from the golf course and other human activity;
vii) phasing of construction;
viii) a storm drainage plan which demonstrates quality and quantity
controls that are integrated with the plans for the remaining
development area; and
ix) staking in the field by a qualified professional the limits of construction
areas to be protected, plants or plant groupings to be relocated and
trees to be preserved.
h) The proponent of the golf course shall prepare and submit with the Site Plan
Application, an Environmental Golf Course Management Plan and
Maintenance Protocol to guide the operation of the site and ongoing
maintenance of the golf course. The procedures may include state of the art
techniques for well monitoring, water usage monitoring, measuring the rate
of wetland regeneration, and joint inspection procedures with the Town,
relevant agencies and the Town's environmental consultants. The Plan will
address to the satisfaction of the Town:
i) irrigation systems and operations procedures;
ii) a water conservation strategy which minimizes the use of water by
utilizing a variety of conservation techniques including the installation
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of state of the art irrigation, turf grass management, Best Management
Practices for storm water and the selection of appropriate vegetation.
The water conservation strategy will also identify methods of
protecting and maintaining infiltration and the integrity of
groundwater quality and quantity. The water conservation strategy
will be reviewed and approved by the Town in consultation with the
relevant agencies;
iii) an integrated pest management plan, including environmentally sound
methods to minimize chemical fertilizer and pesticide use;
iv) turf and rough maintenance practices;
v) building, road and servicing maintenance requirements and practices;
vi) a monitoring program for the shallow groundwater system to
document pre-and post-construction groundwater quality;
vii) a set of performance targets for water quality against which to assess
the monitoring data;
viii) a protocol for addressing water quality targets which are exceeded;
ix) a monitoring program for wetland/upland vegetation in disturbance
areas, edge zones and protected areas; and
x) a protocol for addressing wetland/upland vegetation monitoring
results.
i) The Golf Course Management Plan shall be prepared by an integrated team
including a golf course architect, hydrogeologist, wetland biologist and
stormwater management engineer. The study findings recommendations and
measures shall be approved by the Town of Aurora and the relevant
environmental approving agencies and form part of a site plan agreement to
be executed prior to the development of the golf course. The aforementioned
agreement shall contain provisions requiring the implementation of the Golf
Course Management Plan and Maintenance Protocol on a continuous on-
going basis, and shall be binding on the operator and/or manager of the golf
course, if other than the owner of the lands.
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j) It is the intent of this Plan and the implementation techniques emanating from
the Plan that the golf course Maintenance Protocol shall be premised on golf
course maintenance practices which are conservative. Applications of
fertilizer and pesticides shall be used only on a minimal basis. Industry
Guidelines for integrated pest management shall be used. In addition, the site
plan agreement shall provide that the application of chemicals should, to as
great an extent as possible, be at times when there is a low likelihood of
precipitation for a few days following. The owner shall further agree in the
site plan agreement to retain the services of a qualified golf course
superintendent to implement a program of turf management minimizing areas
of managed turf, to ensure that state of the art, environmentally sound,
methodologies will be applied on an on-going basis.
k) The Stormwater Management Plan for the golf course shall be integrated with
the plans for the residential development to minimize the number of ponds to
maximize use of surface water for irrigation on the course post treatment, and
address maintenance of recharge.
I) The Town of Aurora shall retain a qualified environmental consultant, at the
expense of the proponent, to review the proposed golf course design,
maintenance plan, and the various implementing studies and reports to insure
that the policies of the Official Plan and this Secondary Plan are adhered to
prior to, and during construction of the golf course. The Town's
environmental consultant may make additional recommendations to be
incorporated into the site plan agreement to implement the intent of the
policies of this amendment. The environmental consultant shall take an active
coordinator/facilitator role to assist the Town in obtaining clearances from the
environmental approving agencies.
m) The Town of Aurora shall appoint a qualified on-site environmental inspector
mutually agreeable to the Town and the proponent at the expense of the
proponent, to monitor the implementation of the recommendations of the
environmental consultant and to monitor the fulfillment of the environmental
objectives of the site plan agreement and this amendment. The qualifications,
function and authority of the environmental inspector including a construction
"stop work" authority shall be set out in the site plan agreement between the
proponent and the Town.
n) In considering the removal of any zoning holding symbol from lands
designated in the Golf Course category, Council shall be satisfied that the
reports, studies, and design requirements contemplated for the golf course are
complete to the Town's satisfaction, and approved by the Town in
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o)
consultation with the relevant agencies, and further that the site plan
agreement contemplated has been executed by Council.
The golf course clubhouse and any future ancillary facilities contemplated
within the golf course lands shall be developed on the basis of full municipal
water and sanitary services. Accordingly, prior to any development of uses
requiring municipal services, the Regional Commissioner of Environmental
Services shall advise that water and sanitary sewage capacity is available and
has been allocated by resolution of the Town of Aurora.
3.5 ENVIRONMENTAL MANAGEMENT
3.5.1 PLANNING CONTEXT AND GENERAL POLICIES
a) Oak Ridges Moraine Planning Area
The southerly portion of the Secondary Plan Area lies within the identified
Oak Ridges Moraine Area boundary (OMNR 1991). Planning and
development applications for lands within the Oak Ridges Moraine (defined
as the Moraine proper pius the north and south slopes) are subject to the
requirements ofthe Oak Ridges Moraine Area Implementation Guidelines.
The Implementation Guidelines require that official plans and secondary plans
contain policies to ensure that proposed development on the Moraine
addresses information requirements and satisfies evaluation criteria.
The Official Plan of the Regional Municipality of York and the Town of
Aurora Official Plan recognize the Oak Ridges Moraine (ORM), as a
significant and sensitive area and support the principles outlined in the ORM
Implementation Guidelines.
b) Region of York Official Plan
In addition to supporting the Oak Ridges Moraine Implementation Guidelines,
York Region's Official Plan further identifies a Regional Greenlands System
for the conservation and enhancement of natural areas. The Plan requires area
municipalities to develop policies which protect and complement the
Greenlands System, and that environmental evaluations be prepared to assess
the impact of development proposed within or adjacent to the Greenlands
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System, including significant forest areas as well as evaluated and classified
wetlands.
The subject lands contain a number of significant environmental resources
which are identified within theRegional Greenlands System. These are: the
main branch of the East Holland River and associated vegetated lands
(including the Leslie Street Swamp -south portion) and a tributary
watercourse, the central regionally significant forest area (herein known as
Forest Block I), the Leslie Street Swamp (north portion) and connecting
linkages between these significant areas.
c) Town of Aurora Official Plan
The significant areas rioted in the Region's Official Plan have been identified
as Environmental Protection Areas within the Town of Aurora Official Plan
(Schedule 'D'), and as such are protected by policies which may prohibit all
development and maintain them in an essentially natural state. These areas
are: the Leslie Street Swamp -north portion, (a Class 6 evaluated wetland);
· the East Branch Holland River (a significant coldwater fishery); the Aurora
Infiltration ESA (Lake Simcoe Conservation Authority, 1991 ); a 20 ha.
regionally significant upland forest block; forest resource areas associated
with the Leslie Street Swamp (south portion); and flood prone areas.
3.5.2 SIGNIFICANT NATURAL FEATURES WITHIN THE SECONDARY PLAN
AREA
' a) Leslie Street Swamp (North Portion)
A private golf course is proposed on the lands surrounding the Leslie Street
swamp, with minor intrusions into a portion of the wetland area. The policies
of this Plan provide that a minor encroachment of the golf course will be
acceptable to the Town, upon demonstration of maintenance and enhancement
of the wetland function through compensation measures, as well as the
preparation of a golf course environmental management plan, which is
considered adequate to ensure long term viability of wetland functions.
Policies pertaining to the golf course are detailed in Section 3.4 to this
Secondary Plan.
The remaining, enhanced portion Of the wetland and surrounding woodland
vegetation shall continue to be recognized as an Environmental Protection
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'' -.. ~·'
Area to protect against future intrusions as well as potential redevelopment
ifland uses change.
b) East Holland River
The main branch of the East Holland River traverses the Secondary Plan Area
and supports a cold water fish community with significant groundwater
contributions through some reaches. It is the policy of this Plan to protect
river and valley systems by a corridor width of not less than 30 metres on
either side of the watercourse, or 10 metres from the stable top of bank in
areas of well defined slope, whichever is greater. In locations where
woodlands on the valley slopes are not present, and the proponent can
demonstrate that the entire valley system as a natural corridor including
channel, floodplain, and valley walls are protected, the Town at its discretion
may reduce the required buffer.
c) Aurora Infiltration ESA
The southern portion of the Concession block has been identified as the
Aurora Infiltration ESA (Lake Simcoe Conservation Authority). The ESA
generally identifies an area of highly permeable soils of significant
groundwater recharge value, associated with the Oak Ridges Moraine.
It shall be the policy of this Secondary Plan that proposed development within
these lands must demonstrate the maintenance of the recharge function of
these soils and comply with evaluation criteria set out in the Oak Ridges
Moraine Guidelines and policies of the Town of Aurora Official Plan with
respect to development practices.
d) Woodlands
The mature mixed forest woodlot located in the centre of the subject lands,
the forest cover along the East Holland River and adjacent to the Leslie Street
Swamp wetland are identified as significant natural areas within the Regional
Greenlands System and as Environmental Protection Areas in the Town of
Aurora Official Plan.
Development on the portion of the mature mixed forest woodlot and along the
East Holland River and adjacent to the Leslie Street Swamp wetland shall not
be permitted. These woodlots, unless otherwise set out in this Secondary
Plan, shall be maintained in a natural undisturbed state. The woodlot
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boundaries shall be staked and surveyed at the development approval stage
and be protected through the use of subdivision and site plan agreements.
Appropriate forest management practices may be established in consultation
with forestry officials of the Region of York and Lake Simcoe Region
Conservation Authority.
e) Landform
The southern and easterly Secondary Plan Area lands reflect the rolling and
frequently steep topography which is characteristic of the Oak Ridges
Moraine, with long range views afforded from a number of vantage points.
Landfornt conservation is one of the principles for development within the
Oak Ridges Moraine Area, as a means of preserving the unique visual qualities
of the area, as well as protecting the locally sensitive features. Minimizing
disruption to landform and landscape, minimizing grading and changes to
topography, and clustering of development on less sensitive areas of the site
shall be encouraged as policy of this Secondary Plan.
3.5.3 ENVIRONMENTAL POLICY AREAS
In accordance with the principles outlined in the Oak Ridges Moraine Implementation
Guidelines and the policies contained within the Official Plan of the Regional
Municipality of York, and the Town of Aurora Official Plan, the following
environmental policy areas shown more specifically on Schedule "BB" shall apply to
the Secondary Plan Area:
a) Environmental Protection Areas
These lands represent the most significant natural areas of the site. The
environmental protection designation is intended to ensure their preservation
and protection from surrounding development and future changes in land use.
Generally, no development of these lands shall be permitted. Lands shown on
Schedule "BB" as Environmental Protection Areas meet one or more of the
following criteria:
i) flood prone areas (East Holland River Branch floodplain) and lands
within the defined valley wall, where the valley is poorly defined as
agreed to with the Town and Lake Simcoe Conservation Authority;
ii) wetlands (Class 1-7, ORM Guidelines and York Region O.P.);
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iii) regionally significant forest resource areas (along the East Holland
River, Leslie Street Swamp (south portion), Forest Block 1) and
forested steep slopes;
' iv) slopes greater than 25% and significant or prominent landforms; and
v) watercourses with identified fisheries resources or corridor function.
b) Environmental Policy Area "A"
These lands pose the highest constraint to development outside of
Environmental Protection Areas and represent areas which shall reqUire
significant evaluation in support of development proposals;
i) lands associated with the Aurora Infiltration ESA (Lake Simcoe
Conservation Authority, as modified by Gartner Lee, June 1997) and
other lands identified as ice contact stratified drift (Geological Survey
of Canada mapping, May 1997);
ii) lands with active seepage or highly permeable soils;
iii) moderately steep slopes 1 0-25%;
iv) lands within the regulated fill line;
v) other forest cover areas; and
vi) other watercourses without identified fisheries resources or corridor
function.
c) Environmental Policy Area "B"
These lands are generally free of significant constraints but have some
environmental considerations and/or must have regard for the policies and
evaluation criteria of the Oak Ridges Moraine Planning Guidelines such as;
i) lands within the Oak Ridges Moraine Planning Boundary but without
significant environmental features; and
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ii) lands with localized, diffuse seepage and permeable soils which are
contributing to the maintenance of baseflow to the East Holland
River.
d) Unconstrained Lands
From an environmental planning perspective, these lands are considered to be
free of constraints and offer the highest development capability. Development
within these lands shall be subject to normal servicing and planning
requirements, as outlined elsewhere in the Secondary Plan. These
unconstrained lands are considered to be:
i) lands outside the Oak Ridges Moraine Planning Boundary; and
ii) lands with no slope restrictions, regulatory or policy limitations, or
natural features.
e) Determining Limits of Environmental Policy Areas
The limits of the environmental policy areas shown on Schedule "BB" are
conceptual and will be defined more precisely in the field as part of the
development application review process, without the need to amend this Plan.
The defining of the limits of the environmental policy areas shall be done by
the proponent to the satisfaction of the Town in consultation with relevant
agencies.
3 .5.4 ENVIRONMENTAL PROTECTION AREAS
a) General Policies
In addition to policies contained within Section 3.11 Environment of the
Town of Aurora Official Plan and evaluation criteria contained within the Oak
Ridges Moraine Implementation Guidelines, the following policies specific to
Environmental Protection Areas apply to this Secondary Plan:
i) Lands shown as Environmental Protection Areas on Schedule "BB"
shall remain in their natural state, except as otherwise permitted by the
policies of this Secondary Plan. No development or significant
disturbances will be permitted in an EPA except those required and/or
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proposed and approved for streambank erosion protection and fish,
wildlife, forestry and conservation management, and passive
recreation activities. However, it is understood that certain
requirements for roads, services and storm drainage outfalls may be
appropriate and desirable in certain areas within an EPA.
ii) A buffer area of a minimum of I 0 metres shall be provided around the
Leslie Street Swamp and all woodlands identified as significant natural
areas. This buffer shall be maintained in a natural state or planted with
native species. Buffers to. significant natural features shall also be
required as outlined in Sections 3.3.2 b) and 3.5.4 b), c) and d) of this
Secondary Plan.
iii) Passive recreation activities such as trails shall be developed in a
manner which ensures the protection of the environment, including
flora and fauna, fisheries, watercourses, wildlife corridors, woodlands,
wetlands, flood and erosion prone areas.
iv) Where Environmental Protection Areas are to be maintained in private
ownership, the Town and/or Conservation Authority shall require
Conservation agreements to ensure the long term protection of these
lands.
b) Leslie Street Swamp
i) Minor intrusions of the golf course into the Leslie Street Swamp will
be permitted subject the policies of Section 3. 4 herein.
c) East Holland River
i) Crossing of the upper reaches of the East Holland River Branch
adjacent to Bayview Avenue with roads or servicing may be
permissible upon demonstration that corridor function will be
maintained, including groundwater flow and aquatic habitat, as well
as miniiilal disturbance to vegetation. Where disturbances are
proposed, mitigation and restoration measures must be undertaken.
Roads and services should be consolidated to minimize the number of
crossings.
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ii) Road crossings shall be designed in a way to ensure that wildlife and
fish movement is unrestricted through the area, and to accommodate
walking trails where needed.
iii) Proposed trails and access points within the valley corridor should be
constructed of soft surfaces and appropriately designed to ensure
minimal disturbance of vegetation, to protect water quality and
fisheries habitat, and to prevent erosion. Appropriate restoration
measures shall be undertaken wherever disturbances occur.
iv) Detailed environmental studies must be undertaken prior to the
approval of any road or servicing crossing, location and design
throughout the East Holland River Valley to ensure maintenance of
forest cover, riparian habitat, significant slopes, corridor and hydraulic
functions.
e) A natural vegetative buffer of at least 30 metres from the watercourse
or 10 metres from the stable top of bank where the valley is wooded
and well defined (whichever is greater) shall be established along the
East Holland River. The top of bank shall be staked in the field by
the proponent in consultation with the Town and relevant_ agencies, to
the Town's satisfaction. In areas where there is no well defined top
of bank, the proponent shall assess the contribution of other riparian
lands, such as springs, wetlands, intermittent streams, drainage swales
and seepage areas and areas ofhydric/ organic soils, to streamflow and
downstream fish habitat, in determining the extent of vegetated buffer
strip requirements, to the satisfaction of the Town in consultation with
the relevant agencies. These buffers shall be maintained in a natural
state or planted with native species.
vi) Any rehabilitation or restoration measures which will enhance the
functions and attributes ofthe East Holland River shall be encouraged,
particularly those in support of cold water fish habitat enhancement.
d) Significant Forest Resources
i) Development shall be not be permitted within the central mature
mixed forest or its associated linkages with the East Holland River.
The owner( s) shall agree in the site plan agreement to maintain the
·woodlot in a natural undisturbed state according to· sound forestry
management practices, and shall have the limits of the woodlot staked
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out and surveyed to the satisfaction of the Town of Aurora prior to
any development occurring.
ii) Subject to the provisions of Section 3 .3 .3 c) viii herein, any trail
development proposed within the forest block, should generally be
located along existing laneways where practical. New trails if
proposed should be constructed as soft surfaced walking trails and
appropriately designed to protect mature trees, rare and sensitive
plants and existing drainage courses, and to prevent erosion.
Appropriate restoration measures shall be undertaken wherever
disturbances occur. Equestrian and cycling uses should be
discouraged except along existing laneways.
iii) A I 0 metre permanent buffer from adjacent development shall be
established measured from the drip line of the trees. The site plan
shall ensure that grading and other changes will not adversely impact
the adjacent trees. Additional planting with native species will be
permitted.
iv) Forested areas within the East Holland River corridor shall be
maintained in a natural undisturbed state.
v) Linkages between significant natural areas on the site shall be
maintained as natural corridors and enhanced through golf course and
community layout and planting plans.
3.5.5 ENVIRONMENTAL POLICY AREA "A"
a) General Policies
In addition to policies contained within Section 3.11 Environment and other
relevant sections of the Town of Aurora Official Plan and this Secondary Plan,
and evaluation criteria contained within the Oak Ridges Moraine
Implementation Guidelines, the following policies specific to Environmental
Policy Area 'A' as shown on Schedule ''BB", shall apply to this Secondary
Plan:
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b) Moraine/Highly Permeable Soils
i) Applications for development including plans of subdivision,
condominium and site plans shall include best management practices
and mitigative measures to maintain:
• predevelopment infiltration conditions;
• direction of groundwater movement;
• aquifer recharge function; and
• groundwater quality.
c) Landform Conservation
d)
i) New development shall be of a form that protects the characteristic
Oak Ridges Moraine terrain, including prominent landforms, rolling
topography, steep slopes, significant landscapes and views and vistas.
ii) Clustering of development and innovation in design are to employed
in order to maintain the existing landform and natural topography to
the greatest extent possible.
iii) Grading must ensure that changes to natural topography are
minimized.
Woodlands and Tree Conservation
i) All development areas shall be accompanied by a strategy that
maximizes the protection of tree cover, rationalizes the proposed
removal of tree cover and identifies areas where indigenous tree
planting should occur for enhancement purposes.
ii) Wherever possible hedgerows shall be protected and preserved along
rear and side lot lines, as buffers between land uses, or in open space
areas or natural linkages.
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iii) Tree Preservation and/or Conservation agreements may be required
by the Town to ensure future protection of woodland resources
within a developed setting.
iv) Protective measures must be employed during construction activities
including the establishment of buffers and temporary protective
fencing. ·
e) Minor Watercourses
i) Except as otherwise permitted by policies in this Plan, minor
watercourses and their related valley systems shall be retained and
integrated within development areas as natural corridors. Alterations
may be permitted to intermittent watercourses which have no
demonstrated fish habitat value, provided that corridor and hydraulic
functions can be maintained.
ii) A vegetative buffer of a minimum of I 5 metres on either side of all
minor watercourses and warmwater fisheries shall be established.
3.5.6 ENVIRONMENTAL POLICY AREA "B"
a) General Policies
In addition to policies contained within Section 3.11 Environment and other
relevant sections of the Town of Aurora Official Plan and this Secondary Plan,
the following policies specific to Environmental Policy Area "B" shall apply
to this Secondary Plan:
i) Development proposals for lands contained within Environmental
Policy Area "B" as shown on Schedule "BB" shall have regard for the
principles and evaluation criteria outlined in the Oak Ridges Moraine
Implementation Guidelines.
ii) Development proposals for lands with localized, diffused seepage and
permeable soils contributing to the maintenance of baseflow to the
East Holland River must demonstrate that these functions can be
maintained.
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3.6 TRANSPORTATION
3 .6, I The following policies shall apply to the Secondary Plan Area.
a) It is the intent of this Secondary Plan to establish a collector road system that
will service the Secondary Plan Area lands in a manner that facilitates
movement of traffic to and from the site based on the following principles:
i) recognition that additional urban growth in Aurora will occur on the
2b lands as well as within other areas in proximity to the 2a lands,
such as the Aurora East Industrial Estates, the Bayview-Wellington
Centre, the North Bayview Residential Neighbourhood and within
Aurora Hills. All of this growth will collectively affect traffic
flows/movements in and around the vicinity of the Bayview
Wellington intersection;
ii) development of a road system within the 2a Planning Area should
effectively accommodate traffic to and from key trip destination points
such as Hwy. 404, Downtown Aurora, and the Town Centre area
while maintaining acceptable operating conditions on the surrounding
arterial road system, particularly, at the Bayview/Wellington
intersection;
iii) the Secondary Plan Area road system should facilitate and enhance
traffic movements to and from the Magna corridor .lands along
Wellington Street (in 2b). It is expected that these lands will contain
substantial employment, residential and commercial development.
b) The collector road system shall contain public road linkages where deemed
appropriate by the Town to insure that lands adjacent to the Magna
development can be · developed in the future as part of an overall
transportation network as shown more specifically on Schedule "AA".
c) The internal road system contemplated for the Secondary Plan Area may
contain private road elements, provided that any such private road design shall
not preclude or inhibit the overall traffic functions contemplated in a) and b)
above.
d) Development of any private roads within the planning area shall generally be
to municipal standards, except where it can be demonstrated that for
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environmental reasons such would not be appropriate and traffic function will
not be. compromised.
e) The internal road system shall be designed to facilitate the preservation,
protection and enhancement of the existing character of V andorf Sideroad
between Bayview Avenue and Leslie Street, to the greatest extent possible.
This can ·be accomplished in part by eliminating any collector road
connections to Vandorf Sideroad from the planning area. Limited minor
private or local public road connections may be considered at the site plan or
plan of subdivision stage, provided that it can be demonstrated that resulting
traffic patterns will not place undue pressure on Vandorf Sideroad to be
upgraded to Arterial Road status. Such connections shall not be permitted
until the Leslie Street V andorf Sideroad intersection is upgraded by the
Region, unless otherwise agreed to by the Town in consultation with the
Region. Further such limited connections must demonstrate compliance with
the environmental objectives established in Section 3. 5 to this Secondary Plan.
t) All applications for subdivision approval and site plan approval should be
accompanied by a Pedestrian Movement Plan/Report. This plan/report shall
demonstrate that appropriate linkages exist within the contemplated
development to facilitate pedestrian movement to and from public trail
systems, public or private parks, community facilities, employment areas,
public sidewalks,-and to external public transit opportunities. The plan/report
shall be approved by the Town prior to a recommendation for approval of any
subdivision plan or site plan.
g) There shall be public collector road linkages serving the various plan elements,
as shown more specifically on Schedule "AA''. They are:
i) east side of Bayview Avenue opposite the north leg of Stone Road
connecting to Magna industrial lands and on to Wellington Street, and
through the 2b lands to Leslie Street;
ii) east side of Bayview between VandorfSideroad and the south leg of
Stone Road connecting easterly to development lands in the southern
section of the Secondary Plan Area. The location and timing of
construction for this linkage shall be tied to phasing and environmental
considerations; and
iii) two additional roads (public or private) connecting to Leslie Street
and Wellington Street in the northeast portion of the Secondary Plan
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shall form part of Phase I in order to ensure adequate traffic
circulation to this phase creating at least two points of access.
h) Based on the densities and environmental considerations intended by the
principles established in this Secondary Plan, no mid-block east-west collector
road between Bayview Avenue and Leslie Street shall be required in the
Secondary Plan Area Further, for similar reasons, no north-south midblock
collector road shall be required between Wellington Street and V andorf
Sideroad. However, a mid-block connection is required in part through the
2b lands south of Wellington Street (Magna Drive) as per Section 3.6.1 g) i)
herein. Prior to final approval for either Phase I or II, arrangements
satisfactory to the Town shall be made to dedicate this connecting link as a
public road.
i) The design of internal local roads, whether private or public, shall be premiSed
on the eventual connection of the two east west public collector roads
intersecting Bayview Avenue.
j) The exact location and route alignment of collector roads contemplated by
this Plan shall be determined as part of the submission of an application for
plan of subdivision, condominium and/or site plan approval, to the
satisfaction of the Town.
3.7 URBANDESIGN
3.7.1 GENERALPOLICIES
a) Development contemplated by this Secondary Plan shall be in accordance with
the Urban Design Policies of Section 3. 9 to the Aurora Official Plan.
b) In recognition of the high standard of design associated with the Magna
Corporate head office to the north of the Secondary Plan Area, all
development applications shall be subject to urban design review by the Town
at the site plan/subdivision review stage of development to insure
compatibility.
c) The Town may retain an urban design consultant in consultation with, and at
the proponent's expense to prepare architectural and design guidelines. The
· consultant will review and evaluate design proposals in accordance with the
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guidelines and make recommendations to the proponent. Alternatively, the
proponent may retain an urban design consultant to prepare and submit
architectural and design guidelines to the Town for review and approval by its
urban design consultant. Administration and implementation of the design
guidelines will then be carried out by the proponent's design consultant.
d) Development proposals shall reflect "pedestrian fiiendly" urban design in
regard to streetscape, parking location, building setbacks, garage design and
location, street and walkway layout and sidewalk placement.
e) A high quality landscaping strip of substantial width along Bayview Avenue
and the westerly portion of Vandorf Sideroad shall be encouraged to create
"green" linkages to the valley system, forested areas and other significant
moraine features.
3.8 SERVICES
a) The Bayview Southeast Secondary Plan lands shall be developed on the basis
of full municipal services including piped water, sanitary services, storm
drainage facilities, utilities and street lights. Roads are to be developed with
curbs, gutters and sidewalks unless otherwise approved by the Town.
b) The Bayview Southeast Secondary Plan lands shall be serviced by a sanitary ·
sewer system connected with the York-Durham Servicing Scheme. The
design of the sanitary system shall, where possible, be based on gravity flow
to minimize the need for pumping stations.
c) The Bayview Southeast Secondary Plan lands shall be serviced from the
Region of Y ark municipal water supply. Prior to final approval, the Region
of York must confirm to the Town of Aurora that an adequate supply of
water is available to the Town, and has been allocated to the Town.
d) Prior to approval of draft plans of subdivision, draft plans of condominium or
site plans, Functional Servicing Plans shall be prepared and approved by the
Town of Aurora in consultation with the Region of York and the Lake
Simcoe Region Conservation Authority. Development approvals shall require
the implementation of the findings and recommendations of the Functional
Servicing Plans.
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e) Functional Servicing Plans shall be completed on a subwatershed or an area-
wide basis as deemed appropriate by the Town of Aurora, and shall address
specific servicing requirements, including a secured water system (which
consists of a secondary service satisfactory to the Town), their environmental
impacts and influence on development design. This includes stormwater
management, sanitary, water, roads and site grading requirements. The terms
of reference for Functional Serving Plans shall be prepared to the satisfaction
of the Town of Aurora.
t) Stormwater management shall be provided to, as a minimum, attenuate future
flows from the 2 year through 100 year events to existing levels and provide
quality control treatment in accordance with Provincial Guidelines. The
stormwater management and water quality control component of the
Functional Servicing Plan shall be undertaken to the satisfaction of the Town
of Aurora in consultation with the agencies. The study shall outline measures
and recommendations for proper stormwater management techniques as well
as erosion and sedimentation control measures to be employed on-site both
during and after construction. The study shall also outline measures to ensure
the implementation of effective techniques to mitigate potential impacts of the
development on the cold water fishery resource of the Holland River, both
during and after construction. This required stormwater management and
water quality control study shall be carried out in conjunction with and be
consistent with the golf course Environmental Management Plan required by
this Secondary Plan.
g) The number of river crossings of the East Holland River shall be minimized.
All crossing designs and locations shall have regard for the ecological values
of the valley and watercourse. Crossings shall be designed to the satisfaction
of the Town of Aurora, the Lake Simcoe Region Conservation Authority and
any other applicable agencies.
h) Within areas of relatively high groundwater recharge, recharge shall be
maintained. Functional Servicing plans shall demonstrate specifically how
recharge is to be maintained with the residential allocations proposed.
i) Water supply and distribution requirements for all development within the
Secondary Plan Area shall be designed and constructed in a manner acceptable
to the Town of Aurora and shall generally be in accordance with the long term
servicing solutions outlined in the Master Servicing Plan for the Bayview East
Urban Area.
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4.0 IMPLEMENTATION AND PHASING .
The following policies shall apply to the implementation and phasing of the lands within the
Secondary Plan area.
4.1 PHASING
a) The development of the Bayview Southeast lands should be phased over a 20
year period in accordance with Schedule "CC" attached hereto.
b) Official Plan Amendment No. 9 followed in sequence by Official Plan
Amendment No. 17, and various Council resolutions establishes a phasing
priority to Magna's lands along with a low density, go slow approach geared
to a development of approximately 500 residential units on the Bayview
Southeast lands.
c) Subsequent development to the south of the Magna lands in this Secondary
Plan and to the east of Bayview Avenue shall proceed sequentially in
accordance with the phasing scheme. contemplated in Schedule "CC". The
alphabetical delineations suffixed to some of the phasing numbers on Schedule
"CC" are intended to define neighbourhoods. Such suffixes shall not be
construed as affecting the sequence of development unless servicing
constraints otherwise dictate.
d) The above phasing scheme is intended to provide an orderly progression of
servicing and development on lands which are in the transition area to more
significant Moraine features, and to insure the preservation and protection of
environmental features, associated with the Moraine, valley system,
woodlands and wetlands. ·
e) Lands identified as Phase VI in Schedule "CC" have been identified as
currently having servicing difficulties, although the land use designation
contemplated is deemed appropriate for the longer term. Accordingly, no
residential unit allocation has been assigned to these lands at this time. At
such time as the serVicing matters are resolved, the Town will consider a
development . application for these lands subject to the policies and
requirements of this Secondary Plan. Residential allocations will then be
considered based on the limitations set out in Section 3.2.1 c) herein.
Notwithstanding the above and the provisions of the Suburban Residential
designation, lands within Lot 16, Concession II, more particularly described
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\
as Part ofLot 3, Plan 65R-18035 may be used for a single additional privately
serviced residential dwelling unit, without amendment to this Secondary Plan,
subject to meeting all normal and usual development requirements for
dwellings on private services.
f) The development of the Golf Course was previously permitted by Official Plan
Amendment No. 8, and therefore, should not be part of any residential phasing
plan considerations. It should proceed on the basis of the environmental
principles established previously in this Secondary Plan.
g) The Bayview Southeast Planning Area, as it evolves towards development,
will require municipal control over a complex series of interrelationship
between public and private lands (residential and otherwise). Issues such as
access arrangements between land ownerships, pedestrian linkages, public
versus private trails, public versus private roads, cost sharing of municipal
services and roads, and development charges are all part of this
interrelationship. Accordingly, all development within the Bayview Southeast
Planning Area shall proceed by way of plan of subdivision. Where a
condominium plan is also contemplated on lands, draft ·approval of the
subdivision plan and execution of a subdivision agreement shall be required
prior to a Council recommendation for draft approval of the plan of
condominium. The plan of subdivision shall be registered prior to the plan of
condominium registration, and this shall be a standard draft condition
recommendation to the approving agency for plans of condominium on all
lands within the study area.
h) The requirement for a plan of subdivision may be waived at the sole discretion
of the Town, if it is satisfied that such a plan would not be necessary or in the
public interest, through the demonstration that all development issues
described above have been addressed, or can be addressed through the plan
of condominium or site plan application process.
i) Phasing of the acquisition of Public Open Space lands shall be in accordance
with the policies of Section 3.3.3 herein.
j) When considering a development application for a neighbourhood or portion
thereof, as shown on Schedule "CC" attached hereto, and such
neighbourhood involves multiple property ownerships, the following shall
apply, prior to any recommendation for approval or removal of any "H"
holding symbol.
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i) A comprehensive development pIan for the entire neighbourhood shall
be submitted prior to considering an application for approval of all, or
a portion of the neighbourhood;
ii) The comprehensive development plan shall demonstrate how the Plan
achieves compliance with the residential unit allocations assigned in
Schedule "CC", or any adjustments to the allocations as permitted in
Section 3 .2.2 herein;
iii) The Town shall be satisfied that the developing property owners
within the neighbourhood generally support the development concept
plan, but where a landowner decides not to participate in development
at the time his neighbours are proceeding, the Town shall be satisfied
that the overall neighbourhood development scheme does not
adversely affect the non-participating owner with respect to unit
allocations, access, servicing and other principles of good planning;
iv) The Town shall be satisfied that suitable arrangements are in place
amongst the various developing owners within the neighbourhood
dealing with such matters as access, servicing, construction phasing,
environmental management, cost sharing, privacy screening, and other
matters to insure the orderly development of the neighbourhood.
k) It shall be the policy of Council to review the phasing status of this Secondary
Plan every five years during the life of this Plan. ·Such review is intended to
monitor the relevancy of the phasing sequence with respect to the then
existing servicing opportunities and constraints, as well as, fufillment of
population targets, both plan-wide and within individual neighbourhoods.
4.2 OFFICIAL PLAN
The provisions of the Official Plan, as amended from time to time, relating to
Implementation shall apply in regard to this Secondary Plan, insofar as they affect the
subject area.
4.3 ZONING BY-LAW
This Secondary Plan shall be implemented by amendment to the Zoning By-law, to
zone the lands in accordance with the policies of this Plan.
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4.4 HOLDING PROVISION BY-LAWS
Within the designated area of this amendment, Council may enact a by-law pursuant
to Section ~6 of the Planning Act, R.S.O. 1990, which by-law may contain provisions
respecting the use of HOLDING SYMBOLS (H) as follows:
a) In accordance with Section 36 of the Planning Act, R. S. 0. 1990, 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 provisions are in place may also be set out
· in the by-law. Any interim uses established shall be in accordance with the
environmental policies set out in Section 3. 4 herein.
b) Any land within the Secondary Plan Area 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
that the development or redevelopment of lands for an intended use as
permitted by this Secondary Plan is premature until certain requirements and
conditions are ful:filled. Such requirements and conditions may include, but
shall not be limited to, the following:
i) adequate water, sanitary, storm and/or transportation services and
facilities as required are available to service the proposed
development;
ii) development or redevelopment is appropriately phased;
iii) plans of subdivision, where required have been draft approved;
iv) any adverse environmental effects, constraints, or requirements of this
Plan have been resolved or fulfilled; and
v) other requirements as set out elsewhere in this Secondary Plan.
-47-
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 agreement(s) with the Town.
4.5 SITE PLAN CONTROL
All lands within the Secondary Plan Area shall be subject to the site plan control
provisions of Section 41 of the Planning Act., R.S.O. 1990, in accordance with the
policies of the Town of Aurora Official Plan.
4.6 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
5.1 The provisions of the Official Plan, as amended from time to time, relating to
Interpretation shall apply in regard to this Secondary Plan insofar as they affect the
subject area.
5.2 Notwithstanding any other provisions contained elsewhere in the Official Plan, in the
event of any apparent conflict or inconsistency between the provisions of this
Secondary Plan and the provisions of the Official Plan, the provisions of the
Secondary Plan shall prevail.
-48-
5.3 All policies of this Secondary Plan must be considered together when determining
conformity. Individual policies should not be read or interpreted in isolation, and at
all times policies should be interpreted in a manner that has regard for the objectives
and intent of this Plan as set out in Sections 2 and 3. 1.1.
-49-
j
TOWN OF AURORA
Official Plan Amendment No. 20
BAYVIEW SOUTHEAST SECONDARY PLAN (2A)
Schedule "BB" Environmental Policy Areas
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SCHEDULE"BB"
BAYVIEW SO!JTHEAST
SECONDARY PI AN 12A\
ENVIRONMENTAL POLICY AREAS
EXTENT OF OAK RIDGES MORAINE DEPOSITS
(GeologJcal Survey ot Canada. May 1997)
-_,. OAK RIDGES MORAINE PLANNING BOUNDARY
,.-{Ontano MIOIStry o! Natural Resources. 1991)
.. , '\.. "'-"'\,.''-. '-'-AURORA INFILTRATION ESA
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Moderately Steep Slopes {10 -25%)
ENVIRONMENTAL PROTECTION AREAS
llood prone areas (East Holland River Uoodplam)
and lands wi1hrn dellned valley wall
• wetlands (class 1-7. ORM Guidelines and York
Region O.P.)
regionally signil1cant forest resource areas (forested
areas on steep slopes. along the East Holland Rwer.
Leslie Stree\ Swamp South Portion, Forest Block 1)
• slopes greater than 25% and s1gnilicant or prom1nem
landforms
• watercourses w1th lishenes or natural comdor
functiOnS
ENVIRONMENTAL POLICY AREA ''A"
• lands associated with Aurora Infiltration ESA (lake
Simcoe ConservatiOn Authonty, as modllied by
Gartner Lee. June 1997) and other lands identrt1ed
as ICe contact stratil1ed drill (Geological Survey ot
Canada mapping, May 1997)
lands wllh active seepage or highly permeable so1ls
moderately steep slopes (1 0-25%)
• lands within the regulated fill line
• other lorest cover areas
• other watercourses wilhoutl1sheries or natural
corndor lunCt1ons
ENVIRONMENTAL POLICY AREA "B''
• lands wllhJO the Oak Ridges Morame Ptanmng
Boundary but without s1gnllicant environmental
teatures
• lands with localized. diHused seepage and
permeable SOilS
UNCONSTRAINED LANDS
• lands outs1de the Oak Ardges Morame Planrung
Boundary
lands w11h no slope restoCt1ons, regulatory or
pohcy lim1tat10ns. or naturalleatures
subtectto normal serv1c1ng and piann1ng
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t::.n. 0 '"""" •0~
SCHEDULE "CC"
BAYVIEW SOLITHEAST
SECONDARY PLAN C2a>
OFACIAL PLAN AMENDMENT NO.
COMMUNITY STRUCTURE
AND PHASING PLAN
LEWIQ
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:J SUIIURSAN RDIDEHTTAL
E PU8UC cn>EN SPACE
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PHASE I 200 TO 250 UNITS ~~:~~ r:::1 " >O 97 UNrTS
125 TD 150 UMTS
PHASE lh(A~ U >O 78 UNITS PHASE III~B 85 TO 105 UNITS PHASE Ill q M >O 75 UNITS PHASE IV 100 TO 125 UNITS PHASE V 150 TO 200 UNrTS PHASE VI(A) ln.a:ordllncewlth
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IN CONSUl. T A nDN WITH:
HEMSOH CONSUlTING UMITEO
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MJCHAa.. MICHALSKI ASSOCIATES
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APPENDIX I
Magna
CORPORATE
HEADQUARTERS
AND COMMUNITY '
MASTER PLAN
Prepared by:
Malo11e Ginn Parsnus Ltd.
Gart.or LH Umlh•
Parapo EnP-ur:eriDt
Carrick Dulp Lie.
Cole, Sherman A Associates Ltd.
Date: SeptemMr 1&, 11197
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