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BYLAW - Official Plan Amendment No.28 - 19991215 - 413199DTHE CORPORATION OF THE TOWN OF AURORA By-law Number 4131-99.D BEING A BY-LAW to adopt Official Plan Amendment No. 28 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. 28 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. 28 for the Town of Aurora. 3. This By-law shall come into force and take effect on the day of the final passage thereof. READ A FIRST AND SECOND TIME THIS 2 4 DAY OF November• 1999. READ A THIRD AND FINAL TIME AND FINALLY PASSED THIS 6 DAY OF /)<WtBER, 1999. B. PANIZZA, TOWN CLERK TOWN OF AURORA OFFICIAL PLAN AMENDMENT NO. 28 BAYVIEW WELLINGTON NORTH SECONDARY PLAN HBR PLANNING CENTRE November 19, 1999 /-·-- PART I-THE PREAMBLE (This is not an operative part of Official Plan Amendment No. 28) 1. GENERAL PART I -PREAMBLE, is included for information purposes and is not an operative part of this Official Plan Amendment. PART II-THE AMENDMENT, including Schedule A attached thereto, indicates specific amendments to the Official Plan being affected by Official Plan Amendment No. 2 8, and is an operative part of this Official Plan Amendment PART Ill -THE SECONDARY PLAN, and Schedules 'M' and 'EE' attached thereto constitutes the Secondary Plan. Part Ill is also an operative part of this Official Plan Amendment 2. PURPOSE OF AMENDMENT 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 Specifically this amendment will: a) redesignate certain lands currently within the Aurora East Industrial Estates Secondary Plan Area to permit the development of a new residential neighbourhood. The effect of this amendment is to: redesignate certain lands from Prestige Industrial, General Industrial and Major Open Space Specific to Urban Residential Special, Institutional, and Parks and Open Space, and to affect other amendments to the Official Plan pursuant to such redesignation. These amendments are detailed in Part II of this document-THE AMENDMENT. b) establish and incorporate into the Official Plan a Secondary Plan for the subject lands. The Secondary Plan comprises Part Ill-THE SECONDARY PLAN, of this document 3. · LOCATION The area of this Secondary Plan consists of approximately 49.3 hectares (121.8 acres) of land comprising Part of lots 84 and 85, Concession 1, E.Y.S., and Blocks 95, 96, and 97, on Plan 65M-3192, and Block 26 and Part of Block 27, on Plan 65M-2873. The lands are generally bounded by St John's Sideroad on the north side, industrial lands on the east side, the existing approved Bayview Wellington Centre development on the south side, and the Holland River Valley on the west side. The Amendment area is more specifically shown on Schedule A, attached hereto. 4. BASIS OF THE AMENDMENT Most ofthe area covered by this Amendment was originally designated for industrial and other employment related uses by Official Plan Amendment No. 52, the Aurora East Industrial Estates Secondary Plan, which was approved on October 6, 1989. This amendment was to the former Official Plan of the Town of Aurora. The objective of the Plan, at that time, was to extend the existing industrial area easterly from Industrial Parkway to Bayview Avenue. In june 1991, Town Council adopted a new Official Plan for Aurora. This Plan included reference to a planning study to determine the most appropriate location for a Regional shopping mall on the east side of the Town, along Wellington Street East This lead to the approval of Official Plan Amendment No. 6, being the Bayview Wellington Centre Secondary Plan, on June 23, 1994. This Plan redesignated a portion of the Aurora Industrial Estates (O.P.A. No. 52) lands from their existing Industrial, and Commercial designations to Residential, Commercial, Institutional and Public Open Space to provide a multi-use urban centre comprised of a residential neighbourhood, a community commercial shopping centre, and other complimentary commercial, open space and institutional uses. The balance of the Official Plan Amendment No. 52 lands remained industrial. Applications have now been received for the development of the Bayview Wellington North Secondary Plan Area lands to the north of the Bayview Wellington Centre Secondary Plan Area. The development proposed is a mixed density residential community complimented by institutional, and open space and park uses. ii The Bayview Wellington North Secondaty Plan Area converts a portion of the remaining Aurora Industrial Estates (O.P.A. No. 52) lands from industrial and employment lands to residential uses. The subject lands have been under active discussion for the past few years and have been extensively considered by staff and Council. The conversion of employment lands to residential lands is premised on the Town being able to satisfy its employment land needs in other locations, in particular, closer to Highway 404. Recent Council direction regarding the Bayview NortheastQuadrantArea 2 B lands accomplishes this objective. Land use patterns in the area have also changed recently, with the approval of residential developments to the north and south of the subject lands, and the proposed residential development on the east side of Bayview Avenue in the 2B Secondaty Plan Area. The existing industrial area between the Hydro Corridor and Bayview Avenue is also evolving, with a proposed Loblaws store and associated commercial type uses replacing the industrial character of the area. However, some industrial uses will remain, and this Secondaty Plan provides policies to ensure compatibility with these various land uses. The Bayview Wellington North Secondaty Plan Area can be viewed as a logical and orderly extension of the Bayview Wellington Centre Plan to the south, with appropriate transitional densities moving from the Centre to the northerly limit, i.e., St. John's Sideroad. Within this Plan, densities vaty from east to west, with the lowest densities generally found adjacent to the open space valley lands. Many of the design concepts used in the Bayview Wellington Centre Plan are to be extended into the Bayview Wellington North Plan, resulting in a comprehensive community when viewed in its totality from Wellington Street, northerly to St. John's Sideroad. The Bayview Wellington North Secondaty Plan establishes a neighbourhood comprised of mixed density residential development, and other complimentaty open space and institutional uses. The Secondaty Plan would generate a maximum of 755 residential units when fully developed. The resulting population would be approximately 2600 persons. This Secondaty Plan is considered to be an appropriate concept for these lands for the following reasons: i) the subject lands have the following locational attributes: • • logical northerly extension to the existing Bayview Wellington Centre development to south; proximity to commercial facilities along Bayview Avenue and Yonge Street; iii • accessibility to major transportation links such as Yonge Street, Bayview Avenue, and Highway 404; • adjacency to the open space amenities of the Holland River Valley; and • proximity to the emerging Bayview Northeast2B Neighbpurhood lands to the east; ii) the overall density of residential development provides a variety of housing options at a lower density, which is supportive of the Community Centre lands to the south; iii) these lands are within the Urban Settlement Area of Aurora, and are already designated and zoned for urban development Consequently, this proposal does not involve an extension to the designated Urban Settlement Area of Aurora; iv) water supply and sanitary sewer capacity can be made available to accommodate the proposed development on these lands; and v) the major landowner within the Bayview Wellington North Secondary Plan Area has submitted a variety of background studies that support the proposed development In addition, other studies and trends support the conclusion that an adequate supply of industrial land can be accommodated in Aurora to meet the projected demand for industrial needs, in the period contemplated by the Official Plan. iv PART II -THE AMENDMENT (This is an operative part of Official Plan Amendment No. 28) 1. The following text of Part Ill-The Secondary Plan and maps designated Schedule 'M'- DETAILED LAND USE PLAN, and Schedule 'EE' -ROADS PLAN, attached hereto, constitute the Secondary Plan for the Bayview Wellington North Secondary Plan Area lands, as established and adopted by Amendment No. 28 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.q which shall read as follows: "Lands located on Part of Lots 84 and 85, Concession 1, E.Y.S., and Blocks 95, 96, and 97 on Plan 65M-3192, and Block 26 and Part of Block 27, on Plan 65M-2873 shall permit urban residential development in accordance with the policies of Official Plan Amendment No. 28, the Bayview Wellington North Secondary Plan." 3. Section 3.3.2.a is hereby amended by adding to the last sentence the following: "and Official Plan Amendment No. 28, the Bayview Wellington North Secondary Plan." 4. 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 Prestige Industrial, General Industrial, and Major Open Space Specific to Urban Residential Special, Institutional, and Parks and Open Space in accordance with Schedule 'M', attached hereto; and ii) by changing the limits of the lands identified as "Aurora East Industrial Estates" to exclude the lands identified on Schedule A, attached hereto. v 5. Schedule 'B' -COMMERCIAL CENTRES, of the Official Plan of the Town Aurora is hereby amended as follows: i) For the lands shown on Schedule A, attached hereto, a reference shall be added to the map to indicate " Refer to Official Plan Amendment No. 28"; and ii) by changing the limits of the lands identified as "subject to the policies of Official Plan Amendment No. 52 -the Aurora East Industrial Estates Secondary Plan" to exclude the lands identified on Schedule A, attached hereto. 6. Schedule 'E'-PROPOSED ROAD CLASSIFICATIONS, (Map 1), of the Official Plan of the Town of Aurora is hereby amended to [eflectthe major collector and minor collector road hierarchy identified on Schedule 'EE' (attached hereto) as pertaining to those lands identified on Schedule A, attached hereto. 7. Schedule 'H'-SITE SPECIFIC POLICY AREAS, (Map 1), of the Official Plan of the Town of Aurora is hereby amended by adding the notation "3.1.4.q" to the lands shown on Schedule A, attached hereto. vi TOWN 0~ NCWMAKKE T . ~· .L -I l--J f' l:® ./3 ....... v 1l_ 2•~~ \i# I -Q_ /1 ll~l~~sy ~~ r({ ~ ,_ f 2 ' h-=- 1 I I . . 84. E ·~· ------.LANDS REDESIGNATED AS 'r _: ~~ 1 · ~ .. .c -· (-- ----SHOWN ON SCHEDULE 'A A' f-t~ n I X • ~JlJI I( . .. 2 J ;---..-._ · ~f 1 ~ dj~ (L 'Jri ~ -:!/(. s\ ~d -- 22 _J___lj .. I J.~~--)9-~ / '-1' I ; 81. ~ .. ---2l ··~ I %---1 ~; !f =:h. -L f jWELLING1TQN STREET 20 -t --J ()-& -I. t-.<)t-"' ~ lH f'"=l "' -._, ~== · / ~ ~ ,. ~a 11 ~~~ I .... ~ --i f.L ul' ~ ~'\ CIJ -'--' , ..-r y -.... ~r . [ "'( ,. k\ ·'t. 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L TOWN OF AURORA OJ-T I SCHEDULE A AMENDMENT NO. 28 PART Ill-THE SECONDARY PLAN SECONDARY PLAN STRUCTURE 1.0 LOCATION ..................................................... 3 2.0 PURPOSE AND OBJECTIVES ........................................ 3 3.0 POLICIES FOR THE BAYVIEW WELLINGTON NORTH SECONDARY PLAN . . . . 4 3.1 THE BAYVIEW WELLINGTON NORTH SECONDARY PLAN CONCEPT .. 4 3.1.1 Intent and General Characteristics . . . . . . . . . . . . . . . . . . . 5 3.2 RESIDENTIAL POLICIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 3.2.1 General Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 3.3 COMMERCIAL POLICIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 3.4 INSTITUTIONAL POLICIES ................................... 9 3.4.1 Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 3.4.2 Other Community Facilities . . . . . . . . . . . . . . . . . . . . . . . 12 3.5 PARKS AND OPEN SPACE POLICIES . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 3.5.1 General Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 3.5.2 Open Space ................................... 14 3.5.3 Active Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 3.6 ONTARIO HYDRO CORRIDOR ............................... 16 3.7 URBAN DESIGN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 3.8 TRANSPORTATION ........................................ 19 3.8.1 Roads and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 3.8.2 Transit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 3.9 SERVICING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 3.10 BUFFERING AND COMPATIBILITY POLICIES .................... 24 1 4.0 IMPLEMENTATION ............................................. 26 4.1 OFFICIAL PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 4.2 ZONING BY-LAW .......................... · ..... , . . . . . . . . . 26 4.3 HOLDING PROVISION BY-LAWS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 4.4 SUBDIVISION APPROVAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 4.5 SITE PLAN CONTROL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 4.6 DENSITIES ........................................... ; . . . 28 4.7 PHASING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 4.8 DEVELOPMENT CHARGES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 5.0 INTERPRETATION .............................................. 29 6.0 SCHEDULES Bayview Wellington North Secondary Plan Schedule 'AA Detailed Land Use Plan Schedule 'EE' Roads Plan 2 PART Ill-THE SECONDARY PLAN (This is an operative part of Official Plan Amendment No. 28) 1.0 LOCATION a) The area of this Secondary Plan consists of approximately 49.3 hectares (121.8 acres) of land comprising Part of Lots 84 and 85, Concession 1, E.Y.S., and Block 95, 96 and 97 on Plan 65M-3192, and Block 26 and Part of Block 27, on Plan 65M-2873, and referred to as the Bayview Wellington North Secondary Plan Area. The lands are generally bounded by St John's Sideroad on the north, industrial lands on the east, the existing approved Bayview Wellington Centre development to the south, and the Holland River Valley on the west The area subject to this Secondary Plan is more specifically shown on Schedule A, attached hereto. b) This Amendment incorporates the following Secondary Plan which sets out detailed policies and land use designations more particularly shown on Schedule 'M'-DETAILED LAND USE PLAN, and Schedule 'EE'-ROADS PLAN, attached hereto. 2.0 PURPOSE AND OBjECTIVES The purpose of this Secondary Plan is to establish the policies and land use structure that will guide the developme.nt of a new residential community (Bayview Wellington North). 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 Bayview Wellington North Secondary Plan shall be based on the following principles of development: a) promote a range of dwelling types and lot sizes, in order to promote interesting and diversified streetscapes; 3 b) · the density of development shall be transitional, varying mainly from east to west with the lowest densities generally adjacent to the open space valley lands; c) promote access to valley system facilities; d) promote adequate on-street and particularly off-street parking for residents; e) encourage walking, bicycling, and transit over automobile use; f) incorporate functional and aesthetic traffic calming measures where appropriate to enhance safety; g) incorporate appropriate mitigative measures where necessary due to the proximity of differing land uses, and/or nuisances; h) require that adequate community and recreational facilities are available in conjunction with development; and i) incorporate urban design elements that ensure compatibility with the Bayview Wellington Centre development to the south, foster a "pedestrian friendly" environment, and promote connectivity between surrounding residential, commercial and community land uses. 3.0 POliCIES FOR BAYVIEW WELliNGTON NORTH SECONDARY PLAN The following detailed policies are established in this Secondary Plan, and apply to the lands specifically indicated on Schedule 'M', attached hereto, and forming part of this Secondary Plan, hereafter referred to as "the Bayview Wellington North Secondary Plan". 3.1 THE BAYVIEW WELliNGTON NORTH SECONDARY PLAN CONCEPT The Bayview Wellington North Secondary Plan is intended to provide a variety of housing opportunities, along with institutional and recreational lands in a high quality, urban residential neighbourhood. Development proposals for lands within the Bayview Wellington North Secondary Plan Area lands shall only be approved, if they are generally in accordance with Schedule 'M' and comply with the policies herein. 4 3.1.1 Intent and General Characteristics a) The overall intent of this Plan is to create an urban residential neighbourhood with a variety of residential dwelling types and lot sizes, alongwith complimentary institutional, and recreational land uses in order to promote interesting and diversified streetscapes. Adequate off-street parking is to be provided for all land uses. b) The Bayview Wellington North Community shall provide a maximum of 755 dwelling units with an overall maximum net residential density of 32 units per hectare (12.96 units per acre). c) A compact urban .form is envisioned, while establishing an appropriate transition in densities between the Bayview Wellington Centre Neighbourhood to the south, the Bayview Northeast 2B Neighbourhood to the east, and the residential lands located north of St John's Sideroad. In addition, mitigative measures shall be incorporated where necessary, due to the proximity of differing land uses, and/or nuisances. d) Integration of the residential, institutional and open space/park components of the Bayview Wellington North Secondary Plan Area lands is encouraged through the provision of appropriate pedestrian linkages, a modified grid road pattern, and urban design guidelines. e) All development shall comply with the Municipal Top Soil and Regional Tree Preservation By-laws. 3.2 RESIDENTIAL POLICIES 3.2.1 General Policies a) All residential lands within this Secondary Plan Area are designated Urban Residential Special. This designation shall include single detached, semi-detached, duplex, triplex, fourplex, street townhouses, and/or block townhouses, in accordance with the policies of this Plan. 5 b) It is the intent of this Secondary Plan to achieve a gradation in residential density. Densities shall generally vary from east to west with the lowest densities being located adjacent to the valley lands. The maximum overall net residential density permitted shall be 32 units per hectare (12.96 units per acre). c) A mix of residential dwelling types and lots sizes shall be provided within the residential neighbourhood in a manner that will facilitate appropriate traffic movement and volume. d) Housing types shall be predominately low density in form; and shall generally have a public street frontage, and be ground oriented, freehold units. The following mix of housing units is established for the Bayview Wellington North Secondary Plan Area. • a minimum of 1 Oo/o of all housing units shall be dwellings on frontages of 14.0 metres (46 feet) or greater; • a minimum 35% of all housing units shall be dwellings on lot frontages of 12.0 metres (40 feet) or greater; • a maximum 42% of all housing units shall be dwellings on lot frontages between 10.6 metres and 12.0 metres (35 feet to 40 feet); and • a maximum 22% of all housing units shall be dwellings on lot frontages of 9.1 metres (30 feet) or less. Notwithstanding the foregoing, the maximum number of residential units permitted in the Secondary Plan Area shall be 755 residential units, and the maximum overall net residential density shall be 32 units per hectare (12. 96 units per acre). 6 e) Accessory uses, and home occupations which are accessory and subsidiary to the residential use, and which are compatible with the amenity of 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) Neighbourhood oriented support services, including schools, playgrounds, and licensed child care facilities shall be permitted in all residential areas. g) Public and private parks are permitted in all residential categories. h) It is intended that the residential neighbourhood be harmoniously integrated with the natural amenity area of the Holland River Valley. Provision shall be made for connectivity between the valley amenities and the residential neighbourhood in terms of visual and physical access, as generally shown on Schedule 'AA', attached hereto. 1 i) Noise attenuation .measures shall be assessed for development adjacent to major roads such as StJohn's Sideroad, and required mitigative measures shall be established, to satisfy the requirements of the Ministry of the Environment, and/or the Regional Municipal of York and the Town of Aurora. Such measures shall have regard to the aesthetic-impact on the streetscape. j) The internal road geometry shall support the intended land uses and promote connectivity, through the provision of suitable pedestrian linkages between land uses including links to community and recreational facilities. 7 k) Adequate off-street parking shall be provided for all residential dwelling units, to reduce the need for on-street parking. Council shall require that for all residential development that the driveway length and width be of sufficient size to accommodate a minimum of two (2) automobiles, exclusive of garages, and without impeding pedestrian traffic on the sidewalk. Specific prqvisions regarding the parking space requirements and minimum length of driveways required shall be set out in the implementing zoning by-law. I) Buffer screening shall be used where necessary to avoid compatibility conflicts. Where non-residential uses abut residential development and potential land use conflicts are anticipated, appropriate measures shall be provided to protect the character of the residential area. These measures are set out in Section 3.10 of this Plan. m) The Town will encourage innovative design to promote energy efficiency, environmental protection and enhancement, excellence in architecture and urban design, and social interaction. n) The predominance of garages dominating the streetscape shall be discouraged in favour of more innovative approaches, such as ensuring garages have only limited projections. Specific provisions to implement this policy shall be set out in the implementing zoning by-law .. o) Submission of integrated architectural, urban and landscape design concepts, together with streetscape plans prepared by qualified urban design consultants, shall be required as a condition of approval for any plan of subdivision. Such plans shall de- emphasize the predominance of garages on residential streets. p) Prior to any development proceeding, Council shall be satisfied as to servicing availability for the proposed development as well as, an assessment of the impacts, if any, on the employment land base, and any resulting impacts on the Growth Management Study in conjunction with the 2B Secondary Plan lands. 8 .~·--'- ---~-/ q) Residential development shall also have regard for the policies of the following sections of this Plan: i) Commercial Policies (Section 3.3) ii) Institutional Policies (Section 3.4) iii) Parks and Open Space Policies (Section 3.5) iv) Ontario Hydro Corridor (Section 3.6) v) Urban Design (Section 3.7) vi) Transportation (Section 3.8) vii) Servicing (Section 3.9) viii) Buffering and Compatibility Policies (Section 3.1 0) 3.3 COMMERCIAL POLICIES It is not intended to designate any commercial lands within this Secondary Plan Area. The day to day convenience commercial needs of the Bayview Wellington North Secondary Plan Area shall be met on properties outside the Secondary Plan Area, such as within the Bayview Wellington Centre lands to the south, and the Bayview Northeast Quadrant 2B lands to the east, as well as the other existing and proposed commercial areas within the Town of Aurora. 3.4 INSTITUTIONAL POLICIES 3.4.1 Schools a) Provision shall be made in the Bayview Wellington North Secondary Plan Area for two elementary school sites, which shall be situated in the southern end of the Secondary Plan Area shown on Schedule 'M'-DETAILED LAND USE PLAN. 9 b) Appropriately sized parcels of land for each school shall be set out in an application for Draft Plan of Subdivision, in accordance with the location and area requirements of the respective School Board. Conditions of draft approval shall establish the mechanisms for acquisition of such lands. c) Council will encourage high quality site planning and architecture of the school buildings. All proposed sites will be developed in accordance with the design principles outlined in the York Region Safety and Traffic Circulation at School Sites Guidelines Study to promote safety for pedestrians; provide efficient school bus loading and drop-off/pick-up by private automobiles; and provide adequate off-street parking facilities. All school buildings will be designed to provide attractive features for visual interest, particularly at street ends, and provide adequate access and exposure to public use areas. The location of parking areas shall be addressed through the site plan approval process. d) The development of the proposed schools shall be encouraged to be in a campus type arrangement, to promote the shared use of facilities between schools and Town facilities in order to minimize the land area requirements for the school sites, and optimize recreational opportunities for residents and students. e) It is intended that the two school sites will be developed in conjunction with approximately 3.75 hectares ( 9.3 acres) of public parkland. This public parkland is intended to be used in association with the school sites for outdoor recreational purposes. ltshall be the policy of the Town to enter into agreements with the relevant school boards to provide for shared public use of the common outdoor recreational facilities. The Town shall be satisfied that the school park campus, involving shared use facilities, is acceptable to the affected School Boards and provides for appropriate opportunities for pedestrian integration and linkages. 10 f) In the event that one or both of the school sites are not required by their respective Boards, provisions shall be set out in the Subdivision Agreement, requiring that upon release of the developer/owner by the Board, from their obligations to convey the school site lands to the Board, the owner/developer shall offer the Town first right of refusal to acquire all or some of the school site lands, for municipal purposes. This acquisition by the Town would be subject to the same terms and conditions established between the Board and the landowner, including but not limited to, the purchase price of the site as set out in the Agreement with the Board, and the requirement to enter into any necessary agreements with the Town. In the event thatthe Town does not wish to acquire any or all of any surplus school site(s) for municipal purposes, then the site or sites may be developed for Urban Residential Special development, in conformity with all of the policies of this Secondary Plan. It is acknowledged that any development which might occur on surplus school site lands shall be in addition to the maximum 755 residential units permitted by this Plan. Notwithstanding any other policies of this Plan, a maximum net residential density of 29 units per hectare (12 units per acre) shall apply to any residential development which occurs on the surplus school site lands. Where a school site is not required and a residential development proposal complies with the policies of this Secondary Plan, and acceptable arrangements have been made for the retention of the public park amenity in this location, then the text of this Secondary Plan and Schedule 'M'-DETAILED LAND USE PLAN shall be deemed modified as appropriate, without the necessity of an amendment to the Secondary Plan to reflect the approved change in land use. Prior to any subdivision approval for the proposed residential development, all required studies, functional servicing reports, etc., shall have been prepared, and/or updated to assess the impact of the proposed additional development, and any mitigative measures required shall be incorporated into the proposed development plan. 11 3.4.2 Other Community Facilities a) It is intended that recreational and community facilities contemplated both within this Secondary Plan Area, and on lands adjacent to it, within the valley land system, shall be integrated with the Town's overall recreational facilities plan. b) Appropriate service levels for recreational facilities shall be available in conjunction with development to accommodate anticipated new residential population. Where the opportunity exists, the developer will assist in the provision of such facilities. 3.5 PARKS AND OPEN SPACE POliCIES For the purposes of this Secondary Plan the following Parks and Open Space categories are established in this Secondary Plan: • Open Space • Active Parks 3.5.1 General Policies a) Council shall encourage the protection and conservation of the unique aesthetic and environmental assets of the Holland River Valley adjacent to the Secondary Plan Area. This includes the watercourse and its fisheries resource potential, the valley and the valley slopes, and any other environmental features. It is intended that these areas remain in their natural state, with alterations to these areas permitted only for sensitively designed recreational facilities, stormwater management facilities and environmental enhancement Any development, construction or other alteration of the natural state adjacent to the Holland River Valley or its tributaries shall require the approval of the relevant Ministries and agencies. 12 b) It shall be the policy of Council that the dedication of park and/or open space lands within Bayview Wellington North Secondary Plan Area shall be based on the maximum standard permitted in the Planning Act, of 1 hectare (2.47 acres) per 300 units of residential development Public open space shall be acquired in accordance with Sections 42 (1) and (3) and 51 of the Planning Act, and the Development Charges Act The general locations of parks and open space lands are shown on Schedule 'M' - DETAILED LAND USE PLAN. The actual amount of open space provided shall coincide with the OpenS paces and Parks standards in Section 3.5 of the Official Plan of the Town of Aurora. c) Council may at their discretion, accept payments in lieu of parkland dedication·s. d) Where opportunities exist within the adjacent open space lands/valley lands to augment parkland facilities provided through the development process, the developer shall assist the Town in achieving the required approvals, in accordance with the Town, Conservation Authority, and any other regulatory agency requirements, for the development of these lands for park purposes, in an environmentally compatible fashion. e) Parks and/or open space lands or parts thereof may be designed to include stormwater detention features. Stormwater detention areas shall not be accepted as part of the required parkland dedication under Sections 42 and 51 ofthe Planning Act. f) Lay-out, site design, parking, landscaping, equipment, lighting and signage shall contribute to the safe enjoyment of all open spaces and ensure the privacy and amenity of adjacent residents. In this regard, park and open ·space areas shall be fenced to the satisfaction of the Town. g) Provision shall be made in the concept design of parks and open spaces for a wide range of year-round active and passive activities. h) Provision shall be made in the design of all subdivision plans where appropriate, for an east-west pedestrian and bicycle linkage through the Bayview Wellington North Secondary Plan Area linking the Holland River Valley and Bayview Avenue. This linkage shall be further extended easterly to link into the Bayview North East Quadrant 2B lands. This linkage may utilize sidewalks and roadways, parks and dedicated walkways. 13 3.5.2 Open Space a) The Open Space designation consists of the Ontario Hydro utility corridor, storm detention facilities, and other open space areas throughout the Plan, and adjacent to the Holland River Valley System. b) Open Space lands shall generally be used for outdoor recreational uses such as bicycle paths, walking trails, nature and stormwater detention and other facilities or uses that preserve the natural landscape and/or environment Accessory uses and structures to the above uses and utilities are permitted, subject to the approval by the relevant Ministries and agencies, where required. Structures in Open Spaces shall be limited to those which serve both active and passive recreational, educational, maintenance or auxiliary functions, such as sports facilities, equipment storage, public phone booths, comfort or change stations, and concession areas. c) These areas shall provide opportunities to link local destinations with the Regional and Town trail network, including links westward to the Lambert Wilson Park and the Leisure Complex to the west, and Wellington Street to the south. d) Given the importance of the Holland River valley as the predominant open space feature adjacent to the Bayview Wellington North Secondary Plan Area, provision shall be made for multiple points of safe and convenient access, and generous views into the valley, to facilitate use of the open space facility, as generally shown on Schedule 'M', attached hereto. e) Council shall ensure the protection and conservation of the unique aesthetic and environmental assets of the Holland River Valley System including the watercourse, valley, and valley slopes. Council supports initiatives to enhance the natural environment within and adjacent to the valley including naturalization, buffering, and measures to enhance wildlife and fisheries potential. f) Trails shall be placed in such a manner as to avoid destruction of vegetation, erosion of valley slopes and other ecological damage. In addition, if feasible, trails may be located on the slopes of the valley, and below the top of bank, to create variety and interest within the walkway system. 14 gl Where appropriate, recreational trail use shall be considered for the Ontario Hydro utility corridor. h) The naturalization and enhancement of open spaces shall be encouraged. 3.5.3 Active Parks a) Several Active Parks shall be provided in the locations shown on Schedule 'M' -DETAILED LAND USE PLAN. These parks are intended to serve the active and passive recreational needs of primarily pre-schooLand elementary school aged children, as well as, the passive recreational needs of other residents. Where appropriate, adequate off-street parkirigfacilities shall be provided. b) The provision of recreational facilities within the active park areas shall be determined by the Town to ensure that the recreational facilities provided are appropriate to accommodate the projected demographics and profile of the neighbourhood. The cost of developing all recreational facilities shall be determined as part of the subdivision approval process for the specific development of the land on which the facilities are located. c) Neighbourhood parks should generally be provided according to the following criteria: • • • • 0.2 hectares to 4.0 hectares (0.5 acres to 10 acres) in size; located to provide safe access from all parts of the neighbourhood with minimal crossings of major streets; frontage on a collector or local road; and be located where applicable adjacent to elementary schools. d) Additional smaller parkettes and tot lots may be provided through the Secondary Plan Area where deemed appropriate by the Town. 15 3.6 ONTARIO HYDRO CORRIDOR a) The lands designated as Open Space and indicated as Hydro Right-of- Way on Schedule'M'-DETAILED LAND USE PLAN, attached hereto, are lands owned by Ontario Hydro and used for an electric power transmission corridor. b) Lands used by Ontario Hydro for electric power transmission may also be used for: i) other utility uses satisfactory to Ontario Hydro and compatible with adjacent land uses; and ii) Park and Open Space and other complementary uses, in accordance with the policies of this Plan, and in accordance with the requirements of Ontario Hydro and its successors. c) Where appropriate, recreational trails shall be considered for the Ontario Hydro Utility Corridor. 3.7 URBAN DESIGN a) The lands within the Bayview Wellington North Secondary Plan Area shall be developed and designed as an extension of the Bayview Wellington Centre development, with respect to the overall urban design principles such that the two plans, when built out, will function as a cohesive community. b) Urban design guidelines prepared for the Bayview Wellington Community shall be implemented in a accordance with the requirements of the Town. These guidelines shall provide direction on key elements of the community structure, that can affect the quality of the urban environment. Specifically, these guidelines are intended to promote the attractiveness of the streetscape, enhance human presence and promote architectural qualities of buildings, while de-emphasizing the predominance of garage oriented streetscapes, and encourage pedestrian activity. All proposals for development in the Bayview Wellington North Secondary Plan Area shall have regard for these Urban Design Guidelines. 16 c) The guidelines are to be implemented as input to any future zoning by- laws, as well as, in the review of all subdivision, condominium and site plan applications. d) All development shall have regard for landscaping standards and practises established by the Town. e) An Urban Design Plan shall be required in support of any application for approval of Draft Plans of Subdivision, Site Plans, and/or implementing Zoning By-laws for the lands within the Secondary Plan Area. The Urban Design Plan(s) shall be completed to the satisfaction of the Town, and shall have regard for the following general criteria, which shall be applied to the development of both. public and private lands in order to create an attractive, safe and "pedestrian friendly" environment They are as follows: i) development will be based on an interconnected system of public streets, and pedestrian and bicycle routes throughout the Secondary Plan Area; ii) the relationship between streets and buildings should provide for attractive streetscapes which de-emphasize the predominance of garages, and which are "pedestrian friendly", thereby promoting social interaction, and transit usage, and which address public safety issues; iii) a modified grid pattern of streets shall be provided to facilitate the normal internal traffic movements of motorized vehicles, bicycles and pedestrians throughout the Bayview Wellington North Secondary Plan Area. The internal road geometry shall be designed, generally in accordance with Schedule 'EE', and to complement the various land uses ensuring that natural landforms are preserved, where practical, through selective orientation of roads, driveways, and building types that adapt to grade changes without substantial regrading. Unobstructed road frontage adjacent to public open spaces, as shown on Schedule 'M', will be encouraged. Streets and open spaces shall have an appropriate degree of continuity and enclosure with opportunities provided for significant views, as intended by Schedule 'M'. iv) sidewalks shall be provided on streets subject to the provisions of Section 3.8.1 e) herein, and shall create a comfortable pedestrian environment by providing many choices for connecting homes, parks, shopping, schools and other destinations within the area; 17 v) a cohesive streetscape shall be provided along the frontages of varying land uses, through the application of common design guidelines · for site planning, built form, placement and landscaping. Where appropriate, the Urban Design Guidelines of the Bayview Wellington Centre Community shall be implemented throughout this Secondary Plan Area; vi) the Town may consider the use of alternative road development standards to achieve enhanced streetscapes and to facilitate pedestrian circulation, provided sufficient on-street parking and snow storage areas can be accommodated without impeding normal traffic flow; and vii) the Bayview Wellington North subdivision plan shall be designed so as to minimize any adverse impact on existing and proposed adjacent residential neighbourhoods within the Bayview Wellington Centre, and the Bayview Northeast Quadrant 2B Secondary Plan Areas. In addition, the interface between the Bayview Wellington North Secondary Plan Area, and the existing lands to the east, which are designated for commercial/industrial uses, shall be designed to minimize any adverse impacts and to reduce the incompatibility between land uses through the use of various mitigative measures described in Section 3.10 of this Plan. f) Urban design principles shall have regard for the interface with the valley lands to the west of the Secondary Plan Area, and its integration into the community for municipal recreational purposes. Design should emphasize the protection and conservation of the environmental assets of the Holland River Valley system. Views and vistas, and connectivity to open spaces through pedestrian linkages and road design, shall be incorporated into the development where appropriate. g) Community entrance features, as well as appropriate edge treatments shall be provided where appropriate. Specific attention shall be provided to developing appropriate urban design transition features between the Secondary Plan Area, and the industrial area to the east, particularly along the collector roads which cross the hydro corridor, at the locations shown on both Schedules 'M' and 'EE', attached hereto. 18 h) Streetscape plans shall be required in support of any application for approval of Draft Plans of Subdivision, Site Plans, and/or implementing Zoning By-laws for the lands within the Secondary Plan Area. All streetscape plans shall take into consideration the policies of Section 3.7 herein, and shall in particular de-emphasize the predominance of garages along residential streets. Innovative architectural design for garages shall be encouraged to ensure garages have limited projections. i) Provision of an east-west road connection from the Secondary Plan Area to Bayview Avenue and a north-south road connection to St John's Sideroad are contemplated. j) A variety of residential dwelling types and lot sizes shall be provided, throughout the neighbourhood as part of the urban design considerations. k) Adequate on-street and particularly off-street parking for the needs of the residents shall be provided for. I) Traffic calming measures are to be utilized where appropriate, balancing safety with function and aesthetics. m) The Town may at its discretion, retain an independent urban design consultant at the developers expense, to review and provide advice on all matters relating to urban design, as set out in Sections 3.7 and 3.10 herein. The Town may require the developer to incorporate any or all of the recommendations of the Town's urban design consultant as a condition of approval for a plan of subdivision, and/or site plan. 3.8 TRANSPORTATION 3.8.1 Roads and Circulation a) The rights-of-way of all roads in and bordering the Bayview Wellington North Secondary Plan Area shall be protected and dedicated in accordance with the requirements of the Region of York and the Town of Aurora. The general road pattern and road classifications are indicated on Schedule 'EE' -ROADS PLAN, attached hereto. Minor adjustments to the alignments shall not require an amendmenttothis Plan provided that the general intent of the defined road pattern is maintained. 19 b) Features such as boulevards, medians, sidewalks, tree planting, street furniture and lighting and designated bicycle lanes may be used to promote the objective of creating a "pedestrian friendly" street environment c) A grid pattern of streets shall be provided to facilitate the normal internal traffic movements of motorized vehicles, bicycles and pedestrians throughout the Bayview Wellington North Secondary Plan Area, as well as movements to key trip destination points such as Highway 404, downtown Aurora, and the Town Centre Area without causing unacceptable traffic impacts on the surrounding arterial road system. The internal road geometry shall be designed so as to discourage to the greatest extent possible, any spill over traffic from the commercial and industrial lands nearby, travelling through this Secondary Plan Area. In addition, road pavement widths provided within any plan of subdivision shall be of sufficient size to adequately and safely accommodate short term, occasional on-street parking, and bicycle lanes where appropriate. d) Direct access to arterial roads from residential lots shall not be permitted. e) Sidewalks shall be provided on all streets with the exception of minor crescent type roads, and cui-de-sacs, subject to the specific approval of the Town. Sidewalks shall generally be provided on both sides of all collector roads, subject to the approval of the Town. f) Provision shall be made in the design of all subdivision plans for appropriate pedestrian and bicycle linkages throughout the Bayview Wellington North Secondary Plan Area, particularly an east-west linkage between the Holland River Valley and Bayview Avenue and the 2B Development Area to the east, in accordance with the Aurora Trails Master Plan. In addition, north-south linkages shall also be provided between StJohn's Sideroad and the Bayview Wellington Centre Neighbourhood lands to the south. These linkages may utilize sidewalks and roadways, parks and dedicated walkways. 20 g) Adequate off-street parking shall be provided for all residential dwelling units, to reduce the need for on-street parking by residents. Generally, Council shall require that for all residential development that the driveway length and width be of sufficient size to accommodate a minimum of two (2) automobiles, exclusive of garages, without impeding pedestrian traffic on the sidewalk. Specific provisions regarding the parking space requirements and minimum length and width of driveways required shall be set out in the implementing zoning by-law. h) Well designed, aesthetically pleasingtrafficcalmingmeasures may be instituted, where required by the Town, balancing safety versus function. The internal road geometry shall support the intended land uses, including community facilities such as schools, parks, and playgrounds, as well as residential uses. i) The design of internal local roads shall be premised on the provision of a north-south collector road being provided with an east west connection to Bayview Avenue. j) Notwithstanding the provisions of Section 3.1 0.1 of the Town of Aurora Official Plan, alternative road development standards may be permitted where such standards complementthe policies of this Plan, and are acceptable to the Town Aurora. Further such standards may only be employed provided it can be demonstrated that adequate on-street parking and snow storage can be accommodated without impeding normal traffic flows. These measures shall be implemented through the subdivision approval process. k) Municipal road design where appropriate shall facilitate bicycle use. Where bicycle routes coincide with major or minor collector roads as indicated on Schedule 'EE' ROADS PLAN, widened right lanes or boulevards may be provided in order to allow for safe cycling. 21 I) Opportunities for public viewing and access to the valley, as generally depicted on Schedule 'M', shall be provided through the subdivision design by: i) providing sitting and viewing areas along the valley edge; ii) providing boulevard landscaping which complements the view and provides a comfortable micro-climate along the valley edge; and iii) providing for on-street parking where appropriate without impeding the normal traffic flow. m) In order to achieve the policies set out above, an application for plan subdivision, or site plan approval shall include a traffic study addressing such matters as the impact of development on the Regional road system; internal traffic flow; potential on-street parking conflicts; pedestrian movement, bicycle traffic, and the provision of appropriate linkages to facilities, other land uses and transit; the impact on adjacent residential areas; and any other related matters deemed appropriate by the Town of Aurora, and/or the Region of York. This study shall also contain recommended mitigative measures including traffic calming measures, along with appropriate additional design recommendations where required. This study shall also demonstrate compliance with the policies of Section 3.8 herein, and shall be approved by the Town, prior to a recommendation for approval of the plan of subdivision, or site plan. 3.8.2 Transit a) The land use and density pattern for the Bayview Wellington North Secondary Plan Area is based on facilitating future opportunities for transit use. b) Major and minor collector roads shall be considered as potential transit routes. c) Where possible, all housing shall be within 400 metres walking distance of a potential transit stop. 22 3.9 SERVICING a) All lands within the designated area of this Secondary Plan shall be developed on the basis of full municipal services including sanitary sewers, municipal water supply and storm drainage facilities. b) Development within the Secondary Plan Area may be phased based on the availability of servicing. · c) Prior to the approval of any draft plan of subdivision or site plan, a Functional Servicing Plan shall be prepared and approved by the Town of Aurora, in consultation with the Region of York and the Lake Simcoe Region Conservation Authority. Functional Servicing Plans shall be prepared on a subwatershed basis and shall address specific servicing requirements, their environmental impacts and influence on development design. This includes stormwater management, sanitary, water, roads, utilities, site grading requirements, and any other related matters deemed appropriate by the Town. The Terms of Reference for the Functional Servicing Plan shall be prepared to the satisfaction of the Town of Aurora. d) An update to the Master Servicing Plan for the Aurora East Industrial Estates Secondary Plan, shall be prepared for the Secondary Planning Area to reflect the proposed land uses. This update shall be prepared to the satisfaction of the relevant Ministries, agencies and the Town of Aurora. Approval of the Master Servicing Plan shall be a condition of draft approval to be cleared prior to final approval. Preliminary drainage plans may be required prior to draft plan approval in order to allow full assessment of the plans. e) A construction program for the replacement of any existing municipal services, may be required by the Town, priorto approval of any draft plan of subdivision, or site plan. Any changes in layout and servicing within the Secondary Plan Area, including sanitary sewers, storm sewers and outfalls, and watermains shall be to the satisfaction of the Town and shall have no impact on existing users of the services. f) Appropriate stormwater management and erosion and sedimentation control measures shall be required to minimize the negative impacts of development on the fisheries resources of the Holland River. The location of any stormwater detention facilities shall be subject to the approval of the Ministry of Natural Resources, and/or the Lake Simcoe Region Conservation Authority and the Town. 23 3.10 BUFFERING AND COMPATIBILITY POLICIES Buffering measures will ,be required for all new development where such development is to be located adjacent to different land uses, and where there is a potential for environmental hazard, nuisance or other forms of incompatibility between the uses. Such measures will include: a) Control on the location, orientation and design of buildings, vehicular and pedestrian circulation routes, outside storage, lighting, parking, loading and unloading structures, signs, works and other service areas shall be required so as to minimize detrimental effects on adjacent lands. . b) Maintenance of sufficient acoustic, vibration, visual and other buffering through the establishment and maintenance of adequate separation distances, vegetation barriers, and works such as walls, fences, screens and landscaped berms. Such mitigative measures shall incorporate urban design features that are functional with respect to the intended mitigation, and which are, in the opinion of the Town, aesthetical pleasing. c) Where there is potential for excessive noise which may adversely affect proposed or existing uses, a Noise/Acoustical study shall be prepared as a condition of draft approval, and in consultation with the authorities having jurisdiction, in order to identify the noise levels affecting the proposed site and the proposed methods which would be employed to reduce noise to an acceptable level. This study shall, where applicable, incorporate an assessment of the Ministry of Environments Guidelines regarding distance separation and acoustical requirements. d) Consideration of visual conditions shall be undertaken, where a proposed devefopment may adversely affect the aesthetic quality of adjacent areas, in order to identify how the area will be affected and the methods which would be employed to minimize any adverse impacts. e) Council shall require an appropriately designed transition between the Secondary Plan Area, and the industrial area to the east, by requiring where possible additional beautification techniques such as additional boulevard landscaping, tree planting, and other urban design techniques, particularly along the collector roads linking this Secondary Plan Area with Bayview Avenue as shown on Schedules "M" and "EE", attached hereto. When considering future applications for industrial development, the Town shall also have regard for additional measures respecting the architectural design of the industrial buildings, with emphasis on improving rear and side elevations on those sides exposed to adjacent residential areas. 24 f) Landscape treatment along the rear and flankage of lots abutting StJohn's Sideroad shall be required as a condition of draft approval to improve the visual aesthetics of this area. g) Mitigative measures to be implemented shall have regard for, but are not limited to: i) guidelines provided by Canadian National Railways, and the Region of Yorkwith respect to minimizing the noise, vibration and other impacts of transportation facilities on adjacent lands, particularly those adjacent to St John's Sideroad; ii) guidelines provided by the Ministry of the Environment with respect to maintaining adequate separation distances and noise attenuation, between residential dwellings and nuisances such as industrial uses; and iii) provision of additional sufficient rear yard depths to accommodate any required mitigative measures such as berming, landscaping, and fencing, in addition to providing a sufficient useable outdoor amenity area, shall be provided through the subdivision plan, to the satisfaction of the Town, for all residential lots backing onto the Ontario Hydro Corridor. Where residential lots are adjacent to or back onto commercial/industrial lands, additional sufficient rear or side yard depths shall be provided through the subdivision plan to accommodate both the required mitigative measures, if any, and a useable yard area. h) All mitigative and buffering measures where required shall be implemented in such a manner so as to provide sufficient useable outdoor living areas for residents. 25 4.0 IMPlEMENTATION 4.1 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. 4.2 ZONING BY-lAW This Secondary Plan shall be implemented by amendment to the comprehensive Zoning By-law No. 2213-78, to zone the lands in accordance with the policies of this Plan, and pursuant to the Planning Act. 4.3 HOlDING PROVISION BY-lAWS Within the designated area of this amendment, Council may enact a by-law pursuant to Section 36, 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.O., 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 "H" symbol is removed, the by-law may permit an interim use. The interim use may include an existing use another use which will not jeopardize the ultimate intended use. Any regulations applying to the lands during the period the holding provision is in place, may also be set out in the by-law. b) Any land within the Town, whether developed or undeveloped, may be subject to holding provisions for reasons set out in Section (c) below. 26 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 fulfilled. 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) a plan or plans of subdivision where required, have been draft approved; and iv) execution of a subdivision and/or site plan agreement to the satisfaction of the Town of Aurora, 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 maybe 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 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. 4.4 SUBDIVISION APPROVAL Development within the Bayview Wellington North Secondary Plan Area shall be implemented through the subdivision approval process pursuant to the Planning Act, and the provisions of the policies of the Town of Aurora Official Plan. All appropriate studies as required by the policies of this Secondary Plan shall be prepared by qualified, professional consultants to the satisfaction of the Town, and/or other approval agency, and shall be submitted as part of the subdivision approval process. 27 -~--. ·--"~· ·-· .. ........ ... .. . ... . 4.5 SITE PLAN CONTROL Pursuant to the Planning Act, all lands within the Secondary Plan, as shown on Schedule A, attached hereto, shall be subject to the site plan control provisions of Section 41 of the Planning Act, R.S.O. 1990, and in accordance with the policies of the Town of Aurora Official Plan. 4.6 DENSITIES Subject to all other provisions in this Plan, the area for the residential category is shown on Schedule 'M'-DETAILED LAND USE PLAN to this Secondary Plan. Minor modifications to the area and location of the lands so designated may be permitted without an amendment to this Secondary Plan, provided that the overall intent of the Plan is maintained. Specific densities shall only be in accordance with Section 3.2 Residential Policies. 4.7 PHASING Development of the Bayview Wellington North Secondary Plan Area shall occur in a logical, orderly progression based on available servicing. 4.8 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. Any requirements specific to the Secondary Plan Area, or external servicing requirements relating to development charges, and front ending agreements shall be in place prior to, or simultaneous with, the adoption of this Plan, e.g., Regional Development Charge Credit Agreement 28 5.0 INTERPRETATION a) 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. b) 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 this Secondary Plan shall prevail. c) 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 2.0 and 3.1.1. d) In this Secondary Plan metric measurements are the operative measurements; corresponding imperial measurements, typically shown in brackets, are provided for information only. e) Net Residential Density is density calculated on the basis that net residential land means an area of residential land which excludes road allowances and land used for other uses supplementary to the basic residential uses. Such supplementary uses include parks, playgrounds, schools, commercial and social services. f) Land use boundaries on Schedule M -DETAILED LAND USE PLAN are approximate, pending subdivision and site plan approvals. Minor adjustments to these land use boundaries shall not require an amendment to this Secondary Plan provided that the general intent of the Plan is maintained. gl The location of roads as indicated on Schedule EE -ROADS PLAN shall be considered approximate only. Minor adjustments or deviations to the location of roads shall not require an amendment to this Secondary Plan, provided the general intent of this Plan is maintained. h) An amendment to Schedule 'A', or the text of this Plan is required to permit the establishment of uses other than those permitted in the Plan. When considering a change to this Plan, Council will apply the criteria outlined in Section 4.2.1 of the Town of Aurora Official Plan. 29 --------=:: --:_---==-~ i!S_~~~:~~~i~~~~f::~J±?ir~t-=:~ ··•'=~..::::.:......;....~~>·-·-~-c-, - --------~----- r I i) This Plan shall be reviewed at least once within five years of its approval by the Town, or within the context of a Town-wide Official Plan review. Should economic or social changes occur which necessitate an earlier review, Council may direct such a review to be undertaken. j) Where any Act or portion of an Act is referred to in this Plan, such references shall be interpreted to refer to any subsequent renumbering of sections in the Act, and/or changes in the date of the Act. 30 -~=-·o. ----,-,-"'-"-'-""-·:==.~.,--.. -. --::-::~·:·,-;;::--~_~:~~~:.;.:;_~~--::!'; • ... ---···--o_""~~:-.~~.0.- SCHEDULE 'AA' Detailed Land Use Plan " " ""' p " " Open Space· ''\ _ _j ( ' mm URBAN RESIDENTIAL SPECIAL OJ INSTITUTIONAL ~ PARKS AND OPEN SPACE I I In ustrial -BOUNDARY OF SECONDARY PLAN AREA r"\ . ~ I URBAN DESIGN TRANSITION AREA _, BAYVIEW WELLINGTON NORTH SECONDARY PLAN ( ROAD HIERARCHY 011111 MAJOR COLLECTOR ROAD ••••• MINOR COLLECTOR ROAD LOCAL ROAD PEDESTRIAN I BICYCLE LINKAGE ..... , \ . ./ URBAN DESIGN TRANSITION AREA BAYVIEW WELLINGTON NORTH SECONDARY PLAN Town of Aurora 100 john West Way Box No. 1000 Aurora, Ontario L4C 6)1 Tel: (905) 727-1375 April18, 2000 Bayview Wellington North Inc. 270 Chrislea Road Woodbridge, Ontario IAL 8A8 Attn: David Stewart Dear Mr. Stewart Re: Official Plan Amendment No. 28 -By.Law # 4131-99.D Application No. D09-07-95 (Bayview Wellington North) Part of Lots 84 & 85, Concession 1 EYS Please be advised that the above-noted amendment to the Official Plan for the Town of Aurora was approved, with modifications, by the Regional Municipality of York on Aprill2, 2000. For your information, enclosed please find a copy of the adopting by-law, Official Plan Amendment No. 28 and the Regions certificate of approval. Please feel free to contact the undersigned if you have any questions regarding this matter. y1fi,t Bob Panizza Town Clerk cc: Planning Department attachments BP/bh File: 009-07-95 1\AURORA_NTI\DEPARTMENTAL\CORPORATE SERVICES\009 OFFICIAL PLAN AMENDMENT APPLICATIONSIAPPLICATIONSID09-07-95 BAYVIEW WELLINGTON NIN4FINAL.DOC ----··-·····---·--···--- ·oo APR 14 A9 :36 April 12, 2000 CLERK'S DtFAfHMf.N i Mr. Bob Panizza Director, Corporate Services Town of Aurora P.O. Box 1000 100 John West Way Aurora, Ontario L4G 6J1 Dear Mr. Panizza: Re: Approval of Amendment No. 28 to the Official Plan for the Town of Aurora File: 19-0P-0026-0028 P Ianning Department On April 11, 2000 this Official Plan document was approved with modifications. Please see the certificate page attached to a duplicate copy of the original document. The original copy has been retained for the Region's records. We are also returning the remaining working copies. Yourstru}y, 7 __ /' /.· ,, / ~ )'i .~{./\ l / ·· cl< ~.---: (_/ Cring P1~er, MQ , RPP Senior Project Coordinator c. Sue Seibert, Town of Aurora Dave Stewart, Bayview-Wellington The Regional Municipality of York, 17250 Yonge Street, Newmarket, Ontario L3 Y 6Zl Tel: (905) 895-1231, 1-877-604-YORK (1-877-464-9675), Fax: (905) 895-3482 Internet: www.region.york.on.ca P Ianning Department AMENDMENT NO. 28 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA This Amendment No. 28 to the Town of Aurora Official Plan which was adopted by the Council of the Corporation of the Town of Aurora is hereby approved under Section 17(9) of the Planning Act with the following modifications: Section 3.8.2 Transit By adding the following wording at the end of subsection c): "and shall be provided with pedestrian access to bus stops at regular intervals." And by adding the following subsection: d) Consideration of transit vehicle/appurtenance needs shall be determined by the Operating Authority and/or Transit Commission at the draft plan of subdivision stage. ~ c/J Date: ?.~J! jd. J J.co D eAngelis Acting Commi s · ner of Planning & '-' Development Services Regional Planning & Development Services Department Regional Municipality of York The Regional Municipality of York, 17250 Yonge ·Street, Newmarket, Ontario L3 Y 6Zl Tel: (905) 895-1231, 1-877-604-YORK (1-877-464-9675), Fax: (905) 895-3482 Internet: www.region.york.on.ca