BYLAW - Adopt OPA 30 - 20000307 - 416500DIL THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4165-00.D
BEING A BY-LAW to adopt Official Plan Amendment No. 30
The Council of the Corporation of the Town of Aurora, under Section 17 ( 6) of the Planning Act,
RSO 1990 Chapter P.13 as amended, hereby enacts as follows:
I. Official Plan Amendment No. 30 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. 30 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 AND THIRD TIME THIS 7'h DAY OF March, 2000.
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M. DAVY, DEPUTY TOWN CLERK
/
August 8, 2002
Mr. Bob Panizza
Director Corporate Services
Town of Aurora
P.O. Box 1000, 100 John West Way
Aurora, Ontario
L4G6Jl
Dear Mr. Panizza:
RECEIVED
AUG 1 2 2002
Corporate Services Dept.
Re: Approval of Deferred Portion to
Official Plan Amendment No. 30 to the Aurora Planning Area
Ministry File: 19-0P-0026-30
Planning Department
On July 19, 2002 the approval of the deferred portion of Amen<.lment No. 30 came into force. Please
see the attached revised certificate page.
Yours truly,
,~7 ·:_~)0 . 7 /,/ r~..,;,
Paul Belton
Principal Planner
Enclosure
c.c. Aurora Planning Dept.
CORP. SERVICES DEPT.
COPIES CIRCULATED TO:
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1 S-S~1M:c ~
~-SIM"'fni
The Regional Municipality of York, 17250 Yonge Street, Newmarket, Ontario L3 Y 6Z 1
Tel: 905-830-4444, J-877-G04-YORK, Fax: 905-895-3482
Internet: www.region.york.on.ca
CERTIFICATE OF APPROVAL
DEFERRED PORTION TO AMENDMENT NO. 30
TO THE
OFFICIAL PLAN FOR THE TOWN OF AURORA
The approval of the deferred portion to Amendment No. 30 to the Town of Aurora
Official Plan, which was adopted by the Council of the Corporation of the Town of
Aurora, came into force on July 19, 2002, under Section 17 of the Planning Act,
subject to the following modification:
Section 3.5.2 h) of Amendment No. 30 to the Aurora Official Plan modified by
deleting the second sentence in its entirety and replacing it with the following:
"Planning and development applications considered in this area shall
comply with the Oak Ridges Moraine Legislation and the Oak Ridges
Moraine Conservation Plan."
Date: July 19, 2002
Neil Garbe, M.C.I.P. tJ
Director of Development Services
August 1, 2002
Mr. Bob Panizza
Director Corporate Services
Town of Aurora
P.O. Box 1000, 100 John West Way
Aurora, Ontario
L4G6J1
Dear Mr. Panizza:
Re: Approval of Deferred Portion to
Planning Department
RECEIVED
AUG 0 6 2002
Corporate Services Dept.
Official Plan Amendment No. 30 to the Aurora Planning Area
Ministry File: 19-0P-0026-30
On July 19, 2002 the approval of the deferred portion of Amendment No. 30 carne into force. Please
see the attached certificate page.
Yours truly,
aulBelton
Principal Planner
Enclosure
CORP. SERVICES DEPT.
COPIES CIRCULATED TO: r-
C.A.o.
Dir. Of Building Admin. f--1-
c.c. Aurora Planning Dept. FireChief
Dir. Of Leisure Services I; 1
Dk Of Planning c.:;
Dir. of Public Works _
Trer.surer
The Regional Municipality of York, 17250 Yonge Street, Newmarket, Ontario L3Y 6Zl
Tel: 905-830-4444, 1-877.604-YORK, Fax: 905-895-3482
Internet: www.region.york.on.ca
CERTIFICATE OF APPROVAL
DEFERRED PORTION TO AMENDMENT NO. 33
TO THE
OFFICIAL PLAN FOR THE TOWN OF AURORA
The approval of the deferred portion to Amendment No. 30 to the Town of Aurora
Official Plan, which was adopted by the Council of the Corporation of the Town of
Aurora, came into force on July 19, 2002, under Section 17 of the Planning Act,
subject to the following modification:
Section 3.5.2 h) of Amendment No. 30 to the Aurora Official Plan modified by
deleting the second sentence in its entirety and replacing it with the following:
''Planning and development applications considered in this area shall
comply with the Oak Ridges Moraine Legislation and the Oak Ridges
Moraine Conservation Plan."
Date: July 19,2002
Neil Garbe, M.C.I.P. If'
Director of Development Services
CERTIFICATE OF APPROVAL
DEFERRED PORTION TO AMENDMENT NO. 30
TO THE
OFFICIAL PLAN FOR THE TOWN OF AURORA
The approval of the deferred portion to Amendment No. 30 to the Town of Aurora
Official Plan, which was adopted by the Council of the Corporation of the Town of
Aurora, came into force on July 19, 2002, under Section 17 of the Planning Act,
subject to the following modification:
Section 3.5.2 h) of Amendment No. 30 to the Aurora Official Plan modified by
deleting the second sentence in its entirety and replacing it with the following:
"Planning and development applications considered in this area shall
comply with the Oak Ridges Moraine Legislation and the Oak Ridges
Moraine Conservation Plan."
Date: July 19, 2002
/
/
August 8, 2002
Mr. Bob Panizza
Director Corpomte Services
Town of Aurom
P.O. Box 1000, 100 John West Way
Aurora, Ontario
L4G6J1
Dear Mr. Panizza:
•
RECEIVED
AUG 1 2 2002
Plan"i"g Departmmt
Corporate Services Dept.
TOWN OF AURORA
PLANNING DEPARTMENT
RECEIVED
AUG 1 5 2002
ACTION
Re: Approval of Deferred Portion to
Official Plan Amendment No. 30 to the Aurora Planning Area
Ministry File: 19-0P-0026-30
On July 19, 2002 the approval of the deferred portion of Amendment No. 30 came into force. Please
see the attached revised· certificate page.
Yours truly,
:.--f!] ;;!L 7 l.j ._.e;{:\_
Paul Belton
Principal Planner
Enclosure
c.c. Aurom Planning Dept.
CORP. SERVICES DEPT.
COPIES CIRCULATED TO:
fM• , .... 4 fb..JLI$ S·S~\dc&'( ~
The Regional Municipality of York, 17250 Yonge Street, Newmarket, Ontario L3 Y 6Zl
Tel: 905-830-4444, 1-877-G04-YORK, Fax: 905-895-3482
Internet: WWUJ.region.york.on.ca
CERTIFICATE OF APPROVAL
DEFERRED PORTION TO AMENDMENT NO. 30
TO THE
O~CULPLANFORTHETOWNOFAURORA
The apptoval of the defeaed portion to Amendment No. 30 to the Town of Aurora
Official Plan, which was adopted by the Council of the Corporation of the Town of
Aurora, came into fotce on July 19, 2002, under Section 17 of the Planning Act,
subject to the following modification:
Section 3.5.2 h) of Amendment No. 30 to the Aurora Official Plan modified by
deleting the second sentence in its enti.Iety and teplacing it with the following:
''Planning and development applications consideted in this area shall
comply with the Oak Ridges Moraine Legislation and the Oak Ridges
Moraine Conservation Plan."
Date: July 19, 2002
Diiectoi of Development Services
.)
' ........ .
YorkRegion Planning Deparzmmt
August 31, 2000
Mr. Bob Panizza
Director, Corporate Services
Town of Aurora
P.O. Box 1000
100John West Way
Aurora, Ontario
L4G 6J1
Dear Mr. Panizza:
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Re: Partial Approval of Amendment No. 30 to the
Official Plan for the Town of Aurora
File: 19-0P-0026-0030
On August 11, 2000 this Official .Plan document was approved in part with
modifications, with the exception of certain policies and land use designations
affected by an appeal received from Mr. David Tomlinson, and an area subject to the
Oak Ridges Moraine Implementation Guidelines, which is deferred. The exact
extent of the modifications, the appeal, the deferred area, and the portion of
Amendment No. 30 that is now in effect, is outlined on the certificate page attached
to a copy of the original document. The original copy has been retained for the
Region's records.
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Y ours-tf\iiY,
./ /(.. ... <-") I -· II-\. l Craig Piper, MCIP, RPP
Senior •Project Co-ordinator
c. Sue Seibert, Town of Aurora
Ontario Municipal Board
CORP. SERVICES DEPT.
COPiES CiRCULATED TO: _,/
C.A.O. r!:
Oir. Of Building Admin. '-
Fi .. -....,._ f_:
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0!•· Of Plon_ning/· ~
--"' ~orks t-
Trensurer
The Regional Municipality of York. 17250 Yonge Srreet. Nr:u-7narktl. Onlario L3 Y 6Z I
Tel: (9051895-1231. 1-877-G04-YORK U-877-464-9675). Fax: (905)895-3482
lnltrner: WU'U~region.york.on.ca
Certificate of Approval
AMENDMENT No. 30
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA PLANNING AREA
This official plan document which was adopted by the Council of the Corporation of the
Town of Aurora is approved pursuant to Sections 17 and 21 of the Planning Act and came
into force on the date indicated on this certificate, with the following modifications:
1. Section 3.10 Transportation, Subsection 3.10.1 b) by adding the words "Leslie
Street" within the brackets;
2. Section 3.10 Transportation, Subsection 3.10.1 c) by adding the words "In addition,
the need for additional collector roads will be determined at the subdivision,
condominium and/or site plan stage by the Town and the Region through the review
of detailed traffic studies." after the first sentence;
3. Section 3.10 Transportation, Subsection 3.10.1 f) by adding the words", designed to
function as a collector road," after the word "Valley";
4. Section 3.10 Transportation, Subsection 3.10.1 i) by adding the words "and the
Region of York" at the end of the sentence; and
5. Section 4.1 Phasing of Growth, by adding the sentence "The Owners or Developer's
group will be required to submit staging plans that identify the necessary road
improvements at the start of each phase."
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AE. thus modified, this official plan document is approved, and came into force on the date
indicated on this certificate, pursuant to Sections 17 and 21 of the Planning Act, save and
except the following which have been appealed to the Ontario Municipal Board:
1. Section 3.7.1 d) -the words "particularly the Environmental Protection Line as
shown on Schedule "AA" and as identified in the Environmental. Management Plan
update";
2. Section 3.7.2 a), 3rd paragraph -the words "as shown by the Recommended
EnVironmental Protection Line on Schedule "M', and as described in detail in the
Environmental Management Plan update.";
3. Section 3.7.2 d) -the words "The western boundary of the Wildlife Park shall be
consistent with the Rec:ommended Environmental Protection Line as shown on
Schedule "AA" of this Plan, and will be staked and surveyed in accordance with the
recommendations of the Environmental Management Plan update.";
4. Section 3.7.2 d)-the words "No further amendments to this Plan will be required
should additional lands designated for urban uses west of the Recommended
Environmental Protection Line, be negotiated and secured for the purpose of
broadening and enhancing the Wildlife Park."
5. Schedule ".!!;A" Land Use Plan -"Reco·mmended Environmental Protection Line"
and
6. Schedule ".!!;A" Land Use Plan -tl::ie area labelled "Referred to OMB" on the
attached copy of Schedule "AA".
And save and except for the following, which is deferred:
1. Schedule "AA Land Use Plan -the area labelled "Deferral Area".
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Neil Garbe, MCIP, RPP
Director of Development Services
Planning and Development Services Department
The Regional Municipality of York
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DEFERRAL ARE A
SCHEDULE "M"
Land Use Plan
Bayview Northeast
Secondary Plan
LEGEND
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ISSUE DATE:
Jul. 6, 2001
DECISION/ORDER NO:
1069 PL000902
Ontario Municipal Board
Commission des affaires municipales de !'Ontario
St. John's Road Development Corporation has appealed to the Ontario Municipal Board under
subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended, from Council's
refusal or neglect to enact a proposed amendment to Zoning By-law 2213-78 of the Town of
. Aurora to rezone lands designated as Part of Lots 24 and 25, Concession 2, E.Y.S. from 'Rural
General (RU) Zone" to 'Detached Dwelling Second Density Residential (R2.X, R2-Y, and R2-Z)
Exception Zones", 'Semi-detached and Duplex Dwelling Third Density Residential (R3-X, R3-Y)
Exception Zlllnes•, a dual 'Institutional (I) Zone/Delached Dwelling Second Density Residential
(R2-X) Exception Zone•, and 'Open Space (0) Zone" to permit a residential plan of subdivision
O.M.B. File No. Z000137
St. John's Road Development Corporation has appealed to the Ontario Municipal Board under
subsection 51(34) of the Planning Act, R.S.O. 1990, c. P.13, as amended from the failure of the
Town of Aurora to make a decision respecting a proposed plan of subdMsion on lands
composed of Part of Lots 24 and 25, Concession 2; E.Y.S. in the Town cif Aurora
Town of Aurora Rle No. D12-00-1A
O.M.B. File No. S000085
David Tomlinson has appealed to the Ontario Municipal Board under subsection 17 (36) of the
Planning Act, R.S.O. 1990 c.P. 13, as amended, from a decision of the Regional Municipality of
York to approve Proposed Amendment No. 30. to the Official Plan for the Town of Aurora
Region of York File No. D0646.02.106
O.M.B. File No. 0000160
APPEARANCES:
Parties
Town of Aurora
David Tomlinson
St. John's Road Development Corporation
And Preserve Homes Inc.
761933 Ontario Limited
Counsel
I.J. Lord
R. Houser
M.H. Chusid
-2-PL000902
DECISION DELIVERED BY J.R. BOXMA AND ORDER OF THE BOARD
Mr. David Tomlinson (Tomlinson}, a resident of the Town of Aurora, and a retired
landscape architect, has had a "dream" relating to an extensive area of land in Aurora.
It has been his dream to see the establishment of a wildlife park. To this end, he was
successful in having the Town designate such a wildlife park in Official Plan
Amendment 30 (C.P.A. 30). Part of the wildlife park encompasses a Provincially
Significant Wetland (PSW), the East Aurora Wetland Complex. (EAWC). The issue
before the Board is the extent of the buffer that should be provided. This is shown on
Schedule "AA" to OPA 30 as the "Recommended Environmental Protection Line". This
line is to the west of the Linear and Open Space designation on OPA 30 which runs
from Wellington Street East on the south to an area north of St. John's Sideroad at the
north end of the area covered by OPA 30. The extent of that "buffer" varies in width. It
is the position of Tomlinson that the distance should be 120 metres.
There was a Statement of AgreEld Facts filed with the Board and the following
was stated in paragraph 1·:
1. The issue before the Board is the extent of buffers necessary to protect the
functions of the provincially significant wetland to the extent this extends into
upland functions, there is disagreement
DECISION OF THE BOARD AND ITS REASONS:
It is the decision of the Board that the appeal should be allowed to the extent
necessary to make the modification to OPA 30, as contained in Exhibit 19 and which is
attached as Attachment "1" to this decision, and to approve Schedule "AA" which was
Exhibit 20, and is attached to this decision as Attachment "2". Section 3.7.2(a), and that
portion of Exhibit 20 which will reflect the PSW and amount of setbacks as it applies to
the lands of the St. John's Development Corporation is ·deferred until the hearing
scheduled for July 11, 2001, in order that a final determination can be made of the
extent of the buffer/setback that is required for that portion of their la~ds which were
only recently determined to be part of the provincially significant wetland. The final
determination of the setback required for the "finger" that was only recently determined
to exist, will be settled at that hearing. OPA 30, as modified by Attachment "1", is
approved. Otherwise, the appeal of David Tomlinson is dismissed.
-3-PL000902
1. It is the finding of the Board that the National Heritage Reference Manual
establishes 120 metres as the area which must be looked at. It does not
establish it as the setback distance. It sets the "adjacent lands" as those
within 120 metres of a significant wetland, or in the case of wetland
complexes, within 120 metres of individual wetlands.
"Adjacent lands" are defined·as:
means those lands, contiguous to a specific natural heritage feature or
area, where it is likely that development or site alteration would have a
negative impact on the feature or area. The extent of the adjacent lands
may be recommended by the Province or based on municipal apprciaches
. which achieve the same objectives.
Provincial Policy Statement Definition.
The Guideline then goes on to state: .
Adjacent lands are not synonymous with buffer areas, nor are they
necessarily no-development areas. Impact assessments, however, may
recommend mitigation measures such as the establishment of vegetated
buffers.
The Board emphasises the words "adjacent lands are not synonymous
with buffer areas".
2. The Provincial Policy Statement (PPS) states in section 2.3.2 as follows:
2.3.2 . Development and site alteration may be permitted on adjacent lands
to (a) and (b) if it has been demonstrated that there will be no
· negative impacts on the natural features or on the ecological
· functions for which the area is identified.
The PPS also defines negative impacts to mean:
(a) N/A
(b) in regard to other natural heritage features and areas, the loss
of the natural features or ecological functions for which an
area is identified. ·
-4-PL000902
The Board is satisfied with the studies carried out by the Town's
consultants. It agrees with the interpretation of loss used by Mr. Michalski
in his report to the Town of December 12, 1999 and in his evidence to the
Board.
In his reporting letter of December 12, 1999, he stated the following:
The way I interpret "loss" is that a particular 'feature would no longer
continue to exist, mainly because its habitat would be lost, or resulting
activities would not permit it to continue to reside in or utilize the subject
area. Loss is not the same as reduction, which implies that the plant or
animal would continue to reside in or utilize the area, but at a reduced level
or extent
The Board agrees. The area to be protected is that of the Provincially
significant wetland. It is not the upland functions nor are the adjacent lands to
now be considered to be "provincially significant" and therefore be sterilized ,
and made out to be "undevelopable" lands.
3. The lands which lie outside the boundaries of those established by the Town
in Schedule "AA" are privately owned and other than for the dispute raised by
this appeal as to the separation distance required, are fully capable of being
developed. To adopt Mr. Tomlinson's position would result in "expropriation
without compensation". In a "utopian" world_ perhaps it is "the bigger the
better" or "the greater the better" but in the real world, there is the necessity to
achieve a reasonable "balance" between the public and private good and this,
the Board finds, has been achieved in the buffer that has been determined by
the Townto be appropriate.
4. Of significance to the Board is the fact that no commenting agency disagreed
with the buffer proposed by the Town. , Put in a different light, no agency
supported the buffer or rationale advanced by Mr. Tomlinson.
5. The Board agrees with the submissions of Mr. Lord on behalf of the Town that
''there was no relevant site specifiC, wetland or species oriented opinion
supporting an enhanced buffer.~
-5-PL000902
6. The Board finds that after 3 years of participating study of the issue, the
EAWC within. OPA 30 will be preserved both as to its features and functions
by the Linear and Open Space and the related designations and the varied
minimum buffers. As demonstrated by what occurred when it came to the
staking of the St. John's Development Corporation, OPA 30 requires the PSW
is to be mandatorily staked as developments occur and the policy mechanism
contained within it accommodates the specifics at the correct time.
7. The Board agrees with the evidence called by the Town and the submissions
of Mr. Lord that OPA 30 puts in place a •suite" to augment, monitor and
enhance the PSW and that there is an active Town interest to maximize the
benefits. OPA 30 has done a commendable job in providing a planning
document that is clear and consistent with the legitimate objectives of an
appropriate balance of public and private interests and, in the words of Mr.
Lord, "weighing both and favouring neither."
8. All counsel commended Mr. Tomlinson for his efforts in achieving the
establishment of the Wildlife Park. So does the Board. His attempt to
establish a line, however, which would preclude the visual impact. of humans
upon certain species is a standard that does not exist in Ontario and is not
reasonable.
This is the Order of the Board.
ATTACHMENT "1"
, Section 3. 7.1 d shall be deleted and replaced by the following:
3.7.1
PL000902
d) Lands designated Parks and Open Space and shown schematically
on Schedule "AA" have been determined in consultation with the
Town's Leisure Services Department, having regard for the Town of
Aurora Culture and Recreation Master Plan, and the Bayview
Northeast Master Servicing Plan, Environmental Management Plan
and update, and the Municipal Financial Impact Study. Detailed
boundaries for these designations, particularly the Environmental
Protection Une as shown on Schedule "AA" and as identified in the
Environmental Management Plan update, shall be finally determined
ti:!Fel:lgR tl:le iR'I!lleR'IeRtiRg ~eRiRg By law aRel s~:~eeli•,cisieR a!l!lFeYal
!lR!Sess. in accordance with Section 3.7.2.a.
Section 3.7.2 a shall be deleted and replaced by the following:
3.7.2 Parks and Open Space Categories
Where appropriate, functions and facilities of the Parks and Open
Space categories may be combined or integrated.
a) Linear and Other Open Space
Tlie Linear and Other Open Space designation generally consists of
the East Holland River Valley which is identified as an Environmental
Protection Area on Schedule "D" of the Official Plan.
It also includes part of the East Aurora Wetland Complex, which has
been identified as being of provincial significance. The Linear and
Other Open Space designation also provides a natural limit for urban
development along the west side of the Holland River valley. Uses
within this designation shall generally be restricted to passive
recreation, including trails along the Holland River and in the setbacks
adjacent to the East Aurora Wetland Complex, and other uses and
activities that contribute to conservation and enhancement of the
natural landscape and features.
No development and site alteration will be permitted in the Aurora East
Wetland Complex. As a first prioritv. development proponents
shall stake and survey the Wetland boundarv of the provincially
significant East Aurora Wetland Complex. In addition, a
development setback from the boundary of the Aurora East Wetland
Complex and other lands designated Line;v and Open Space along
the Holland River Valley, shall be provided as shown by the
Recommended Environmental Protection Line on Schedule "AA" aA&
as elessFieeel iR eletail iR tt:Je eA'a'iFeRR'IeAtal MaAageR'IeAt !=liaR l:lf'lelate.
For greater certainty the limit of the recommended Environmental
Protection Line on Schedule "AA" shall be defined more
preciselv as part of the implementing Zoning Bv-law and
subdivision approval process based upon a mandatorv
environmental impact statement satisfactorv to the Town. Region
of York and Conservation Authoritv. In no case. however shall
such limit be less than the development· setback shown on
Schedule "AA ". This setback is intended to protect and maintain all
wetland features and functions that contribute to its evaluation as
provincially significant in accordance with the Provincial Policy
Statement. ·.
As elessFieeel iR tt:le . eA\'iFBAR'IeRtal MaAageR'IeAt PlaR l:l!!elate ·In
addition to the development setback, the following environmental
management policies shall apply:
i) The adjacent development setback area should be
significantly landscaped with a mixture of conifer and
deciduous planting so as to ensure the open water ponds
are effectively screened from adjacent development.·
ii) The two southerly ponds should be rejuvenated to achieve
wetland values and enhance wildlife habitat.
iii) Water levels in the two northern ponds should be maintained
at · tower management levels than present to enhance
wetland vegetation and habitat
iv) A program for managing water levels-on a regular basis
should be developed and maintained for all pond areas.
v) Part of the existing conifer plantation on the east side of the
central· pond on lands adjacent to this secondary plan and
referred to as Bayview Northeast Area 2C should be
managed to increase diversity and provide more open field
habitat.
vi) Only one road crossing of the Linear and Other Open Space
designation should be provided in the location conceptually
shown on Schedule "AA", so as to minimize impacts on the
East Aurora Wetland Complex and reduce fragmentation of
this natural open space corridor along the Holland River
valley. ,
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SCHEDULE "AA"
Land Use Plan
Bayview Northeast
Secondary Plan
LEGEND
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•
Medium· High Density --
m Communlly Commen:lal
.M~Uie
~-Butln•s Park
• Secondary School
• Separate Elementary School
• Public Elementary School
flliM N-ood Pork
t~f.:l Wlklllo Pork
l.Jnear I Other Open Spaee
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A Stanuwelaf.!::Centfacllty --....,
-Recommended Envtronmtntal
Protection Una
-' -Secondary Plan BoundiiiJ
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ISSUE DATE:
Feb. 23, 2001
DECISION/ORDER NO:
0286
PL000902
Ontario Municipal Board
Commission des affaires municipales de !'Ontario
David Tomlinson has appealed to the Ontario Municipal-Board under subsection 17{36) of the
Planning Act, R.S.O. 1990 c. P.13, as amended, from a d~sion of the Regional Municipality ofYork
to approve Proposed Amendment No. 30 to the Official Plan for the Town of Aurora
Region of York File No: 006 46.02.106
OMB File No: 0000160
APPEARANCES:
Parties
Town of Aurora
St. John's Road Development Corporation and
Preserve Homes Inc.
761933 Ontario Limited
Quakers' Lundy Farm Limited and
Susan Blue
David Tomlinson
Counsei*/Aaent
I. J. Lord*
R. Houser*
M. H. Chusid*
T. Blue
MEMORANDUM OF ORAL DECISION ON A MOTION TO DISPENSE
WITH A HEARING DELIVERED BY D. R. GRANGER ON
FEBRUARY 9. 2001 AND ORDER OF THE BOARD
This is a motion by the Town of Aurora (Town) to dismiss the appeal by David
Tomlinson without holding a hearing. Mr. Tomlinson has appealed from a decision of the
Region of York (Region), dated August 11, 2000, to approve proposed Amendment No. 30
to the Town's Official Plan (OPA 30). Mr. Tomlinson's is the only appeal.
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The Town alleges that the reasons for the appeal do not disclose any apparent land
use planning ground upon which OPA 30 could be approved or refused by the Board. The
Town believes that the appeal has not been made in good faith oris frivolous or vexatious or
is made only for the purpose of delay. The other above noted parties, representing
landowners in the OPA 30 area, appeared in support of the Town's motion.
-2-PL000902
In Mr. Tomlinson's appeal letter, dateq August 2, 2000, he sets out the basis for the
appeal "on what appears to be the almostcomplete lack of published scientific data used by
· the Town and their consultantto establish the extent of these zones round the perimeter of the
wetland." He considers these zones round the perimeter of the East Aurora Wetland Complex
on the 2B lands within the Bayview East Urban Expansion. Area to be completely inadequate
to ensure the survival of the present wetland and grassland birds and amphibian populations,
including several species which · are considered to be of provincial· and regional
importance.
On all of the submissions made, the Board finds that the motion should be dismissed
and the hearing scheduled to proceed on Monday, May 7,2001 at 10:00 a.m. at the Town
of Aurora Municipal Building. Up to five days have been scheduled. Counsel for the Town
will insure appropriate accommodations. The reasons follow.
The fundamental dispute is the extent of the buffer area between new urban
development proposed in OPA 30 and the East Aurora Wetland Complex (EAWC), a
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provincially significant wetland south of the Canadian shield.
On the submissions made, the Board finds that there are generally three different
alternatives for establishing an appropriate. buffer area.
The first is the 120-metre setback acknowledged by the province as representing
adjacent lands where a reasonable probability of effect on the ecological function of the
wetland exists and where site specific evaluations may demonstrate the need for greater or
lesser distances for adjacent land widths.
The second is the buffer established in OPA 30 which allegedly addressed the need
for greater or lesser distances for adjacent land widths and established appropriate buffers
ranging from 15 to 35metres. These buffers are established on Schedule AA of OPA 30 by
a Recommended Environmental Protection Line subject to Policy 3. 7.1 d) which sets out that
the line "shall be finally determined through the implementing Zoning By-law and subdivision
approval. • This acknowledges that further work is to be done.
The final alternative is a buffer established through a report titled • A Proposal for the
Creation of a Community Wildlife Park in Aurora, 1998" by the appellant, David Tomlinson.
Here, he has endeavoured to identify the top ofthe bank ofthe broad valley slope, albeit
generalized, alleging that the views from the valley by wildlife need to be protected to insure
that certain species are not disturbed. In his submissions, Mr. Tomlinson conceded that the
. buffer would be adequate if it represented a 120-metre setback or the top of the valley slope,
whichever is less.
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-3-PL000902
On the submissions made, the Board finds some ambiguity between OPA 30
Policy 3. 7.1 d) which sets out, as noted above, that more work is to be done in the final
determination of the buffer and Policy 3. 7.2 a) which sets out that the development.setback
shall be provided as ~hown by the Recom~ended Environmental Protection Line on
Schedule AA and as described in the Environmental Management Plan Update. This would
suggest that no further work is necessary.
The appellant intends to provide direct evidence of impacts related to similar
circumstances where urban development has occurred in close proximity to the McKenzie
Marsh. He has undertaken a pre development survey of species in 1975 and has recently
completed a post development survey in 2000.
On the submissions made, the Board does not find Mr. Tomlinson to be frivolous,
vexatious or to be with intention to delay the implementation of OPA 30. The Town, in fact,
acknowledged his contribution throughout the processing of OPA 30 as a community
resource. He is a qualified landscape architect with extensive experience with flora and fauna
and their habitat. He does not expect to take more than a day to present his evidence which
will be specifically related to the establishment of an appropriate buffer between proposed
urban development and EA WC. He acknowledges that a balance must be struck between
the need for human habitation and wildlife protection.
Does a dispute in the size of an appropriate buffer between urban development and
a provincially significant wetland present an apparent land use planning ground upon which
part of the plan could be approved or refused by the Board? In this circumstance, based on
the commitment of the appellant to provide ·direct evidence from both applicable direct
experience and research, the Board finds that it does.
This is not a case of whether someone is right or wrong today. It is simply an
acknowledgment of a land use planning issue that deserves the test of a public hearing of the
Board. A final determination of the appropriate buffer may well reduce the possibility of a
multiplicity of hearings at individual subdivision and zoning by-law amendment stages related
to the issue of an appropriate buffer.
The parties will exchange all evidence to be relied upon at the hearing on or before
March 16, 2001. All experts to be relied upon will meet on or before March 30, 2001. The
parties should make every effort to further focus and/or settle the buffer issue, recognizing both
human and wildlife needs based on objective evidence.
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-4-PL000902
All parties fully consent to having that area of OPA 30 which is not impacted by the
buffer issue approved.
On all of the submissions made, acknowledging that the only appeal relates to the
buffer area, the Board fincjs that OPA 30, excluding that ~rea located between the provincially
significant wetlands boundary by the Ministry of Natural Resources dated August 1999 and
a 12Q-metre setback, is appropriate, represents good planning and is in the overall public
interest ofthe community.
The Board approves OPA 30 with the above noted exclusion to be determined at the
. hearing scheduled to ccimmence May 7, 2001.
The Board so Orders.
D. R. GRANGER
MEMBER
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Town of Aurora
Official Plan Amendment No. 30
Bayview Northeast Area 2B
Secondary Plan
March 7, 2000
By-law #4165-00.D
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4165..()0.D
BEING A BY-U W to adopt Official Plan Amendment No. 30
il •I II The Cowteil of the Corponllion of the Town of Aurora, under Section 17 (6) of the Planning Act,
I! [: RSO 1990 Chapter P. 13 as amended, hereby enacts as follows:
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1. Official Plan Amendment No. · 30 for the Town of Aurora, consisting of the attached
!• explanatory text and schedules, is hereby adopted.
2.
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The Clerk is hereby authorized and directed to make application to the Regional
Municipality of York for approval of Official Plan Amendment No. 30 for the Town of
Aurora.
llris By-law shall come into force and take effect on the day of the final passage thereof.
\i I' READ A FIRST AND SECOND AND THIRD TIME THIS 7"' DAY OF March, 2000.
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M. DAVY, DEPUTY TOWN CLERK
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.\larch -. 2000
TABLE OF CONTENTS
Page No.
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BAYVIEW NORTHEAST SECONDARY PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PART I -THE PREAMBLE ............. , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PART II -THE AMENDMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1.0 LOCATION .................... : ................................. 5
2.0 PURPOSE AND OBJECTIVES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. 1 Purpose .. .. .. .. .. .. .. .. .. .. .. .. .. . . .. .. .. .. .. .. .. .. .. .. .. .. 5
2.2 Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3.0 POLICIES FOR THE BAYVIEW NORTHEAST AREA ...................... 8
3.1 The Bayview Northeast Plan Concept . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3.1.1 Intent and General Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . 8
3.1.2 Wellington Street East Corridor . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3.2 Residential Policies .......................................... 10
3.2.1 General Policies . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . 1 0
3.2.2 Residential Designations ............................... 12
3.3 Mixed Use ................................................. 13
3.3.1 General Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3.3.2 Permitted Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3.4 Commercial Policies .......................................... 14
3.4.1 General Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3.4.2 Convenience Commercial ............................... 15
3.4.3 Community Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
3.5 Business Park Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3.5.1 General Policies ...................................... 16
3.5.2 Permitted Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3. 6 Institutional Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3.6.1 Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3.6.2 Other Community Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3.7 Parks And Open Spaces ...................................... 20
3.7.1 General Policies ............................. ' ......... 20
3.7.2 Parks and Open Space Categories ....................... 21
3.8 Heritage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3.9 Urban Design . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3.10 Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3.10.1 Roads and Circulation ............................... 25
3.1 0.2 Transit ........................................... 27
3.11 Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
.\larch -. 2000
TABLE OF CONTENTS
Page No.
4.0 IMPLEMENTATION .............................................. 26
4.1 Phasing of Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4.2 Official Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4.3 Zoning By-law ......................................... , . . . . 26
4.4 Site Plan Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4.5 Bonusing ................. , ................... , . . . . . . . . . . . . 29
4.6 Densities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4.7 Development Charges ........................................ 29
4.8 Cost Sharing .......................................... : . . . . 29
5.0 INTERPRETATION ............................................... 29
SCHEDULES
"A" Town of Aurora Official Plan Land Use Plan
"H" Town of Aurora Official Plan site Specific Policy Area
"A-1" Secondary Plan Location
"AA" Detailed Land Use Plan _)
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March ". 2000
BAYVIEW NORTHEAST SECONDARY PLAN
PARTI-THEPREAMBLE --
Part I-The Preamble-explains the purpose and location of this Amendment, and provides an overview
of the reasons for it. It does not form an operative part of the Amendment, as set out in Part 11 and the
Schedules attached.
1. 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.
2. Location
The lands affected by this amendment are located within Part of Lots 20 to 26 Concession II. and Part of
Lots 19 to 22 Concession III, in the Town of Aurora. as schematically shown on Schedule A.
3. Basis of the Amendment
3.1 In November 1996, Aurora Council adopted Official Plan Amendment No. 17 (OPA 17) to
implement the Town· s Growth Management Study and to guide growth to the year 2016. The
Bayview East area iHo accommodate much of that growth and two su~areas-Bayview Southeast
(Area 2A) and Bayview Northeast (Area 2B)-were identified for future secondary planning.
3.2 It was indicated in the Growth Management Study and recognized in OPA 17. that the entire
northeast quadrant of Aurora. including environmentally,unconstrained lands from Bayview Avenue
to Highway 404 and north ofthe Oak Ridges Moraine limit, will be needed for urban expansion in
the longer term. Although the detailed secondary planning for the Bayview East urban expansion
area has been occurring in phases. such secondary plans have considered municipal servicing.
transportation. environmental management. fiscal impact and land use in the context of a broader,
longer-term urbanization strategy for Bayview East.
3.3 In October 1997, Aurora Council adopted OPA 20, a secondary plan for the Bayview Southeast Area
2A. This secondary plan included lands south of Wellington Street and the existing Magna
International corporate headquarters between Bayview Avenue and Leslie Street. that have a
somewhat unique ownership and environmental sensitivity. In terms of comprehensive planning for
Bayview East. OPA 20 was prepared and adopted recognizing that the full range of housing types
and other supportive uses such as shopping, schools and parks typically associated with a secondary
plan, would be addressed in part in the Bayview Northeast Area 2B.
3.4 In January 1998, Aurora Council considered the "Secondary Plan Basis and Principles Report for
Bayview Northeast Area 2B" and directed that Town staff and consultants prepare a draft secondary
plan for public consideration.
3.5 In February 1998, Council affirmed its decision not to complete detailed secondary planning for the
BayviewNortheastArea2C lands. and decided to review the Town's urban boundary in 2001 with
a view to determining if the Bayview Northeast Area 2C lands (as shown on Schedule A) should be
included.
2 March 7. 2000
3 .6 In June 1998, Council held a public meeting to consider the Bayview Northeast Area 2B Secondary
Plan. Council referred the Plan back to Town staff to work with landowners toward resolving
concerns, where possible, taking into account input received from landowners, the general public
and Council. Staff were to report back as progress was made.
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3. 7 In July 1998, Council passed a resolution with respect to the need to examine certain long-range
planning issues related to the ultimate build-out of the Bayview Northeast Area 2C. particularly
recreational needs and associated financial implications of such growth.
3.8 In September 1998, at a General Committee Meeting, staff provided a status report on the Bayview
Northeast Area 2B Secondary Plan and requested a special General Committee Meeting be held in
November 1998 to provide a further forum for discussion of issues raised at the June 1998 public
meeting.
3.9 In November !998, Town Staff, following direction received in September 1998, provided General
Committee with an update cin the status of the 2B secondary plan. General Committee directed that
a meeting be scheduled in 1999 to discuss the following matters:
a) Public comments from the June 1998 public meeting;
b) . The Municipal Financial Impact Analysis, including servicing costs and the parkland and
recreational cost implications of long-term growth in Bayview Northeast (including Area 2C);
c) Regional servicing issues. particularly water supply, and the arrangements and costs to extend
servicing to Highway 404;
d) Potential land need implications of converting the Bayview Wellington North lands from industrial
to residential; and,
e) Magna's proposed land use approach for the Wellington Street Corridor.
Staff advised that the Bayview Northeast Area 2B secondary plan should not be finalized until certain
regional servicing issues with respect to water are determined. and the Municipal Financial Impact
Analysis is completed.
3.10 On June 23, 1999 Council held a meeting regarding the completion of the Bayview Northeast Area
2B secondary plan. Council instructed Town staff and the consulting team to finalize the secondary
plan with the following changes (paraphrased):
a) Extend the Business Park designation northerly at Highway 404 to address the fact that the Bayview
Wellington North lands are being converted to residential;
b) The Community Park designation be changed to the east side of the Holland River valley to provide
for active play needs;
c) The road pattern be reconfigured to address environmental constraints and to disperse traffic more
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effectively in the long-term including two potential collector road crossings into the Area 2C lands; )
d) Add a policy that the Secondary School location is conceptual and may be relocated to Bayview
Northeast Area 2C when those lands are considered for planning and development in consultation
with the school board(s);
3 March -. 2000
e) lncorporati: Magna's suggested land use plan for Wellington Street, including appropriate land use
policies;.
f) To not change the secondary plan approach for potential "regional serving commercial uses" at
Highway 404;
g) To consider adding a policy to address the phasing and rate of growth;
h) That the Wildlife Park concept be endorsed in reduced extent and that the CAO' s office be directed
to continue to consult with landowners and interested parties;
i) That further discussions take place regarding the means of apponioning servicing capacity beyond
an interim 1,000 housing units with those owners "front-ending" required services.
Council directed that a revised final draft secondary plan for the Bayview Northeast Area 28 be
presented to Council in August !999 with a public meeting to be held in September 1999.
3.11 In August 1999, the Ministry of Natural Resources released a report determining that the Aurora
East Wetland Complex was '·provincially significant".Upon review of this new information with
provincial and regional staff. in September 1999 the Town's environmental consultants working on
the secondary plan were directed to prepare an update to the Environmental Management Strategy.
3.12 On September 23, 1999. a public meeting was held by Council to review key changes that had been
made to the secondary plan since June 1998, discuss outstanding issues that needed to be resolved
prior to finalizing the secondary plan. and receive public input. At that meeting, Council approved
the following actions (paraphrased):
Bring forward the proposed Official Plan Amendment for the secondary plan for Council
consideration as expeditiously as possible subject to public comments received at the meeting and
completion of the Environmental Management Strategy update addressing the Aurora East
Wetland Complex.
• Circulate a draft of the Environmental Management Strategy update to a number of interested
parties for comment
Report back to Council on outstanding issues raised at the public meeting. including the
possibility ofbonusing. and achieving some flexibility in building height adjacent Highway 404.
3.13 Servicing considerations in the formulation of this Secondary Plan have been based on the "Master
Servicing Plan'' (October 1998) prepared for the Town by Cosburn Patterson Mather Limited and
MacViro Consultants Inc.
3.14 Environmental management considerations in the formulation of this Secondary Plan have been
based on the Environmental Management Strategy (November 1998) prepared for the Town by
Cosburn Patterson Mather, Hemson Consulting Ltd., Hough Woodland Naylor Dance Leinster,
Michael Michalski Associates and GOFFCO Limited, and an update to that document prepared in
December 1999 to address the Provincially Significant "Aurora East Wetland Complex" as directed
by Town Council in September 1999.
4 March ~. 2000
3 .IS Municipal finance considerations in the fonnulation of this Secondary Plan have been based on the
Long Term Fiscal impact Assessment of Growth stUdy prepared for the Town by C.N.Watson and
Associates Ltd. (May 1999).
5 March ". 2000
PART II-THE AMENDMENT
1.0 LOCATION AND DETAILS OF THE AMENDMENT:
1.1 Amendment to Schedules A and H of the Official Plan As Amended :by OPA # 17:
a) The area of amendment to Schedules A and H of the Official Plan as amended by OPA # 17
consists of approximately 37 hectares (90 acres} efland comprising Part of Lot 22, Concession
III.
b} Schedule A is amended by adding the lands to "Future Urban Expansion Area (Bayview East
2b}" as shown on Schedule "A" (OPA # 17 Revised} attached hereto and forming pan of this
amendment.
c) Schedule "H'' is amended by deleting the lands from the area subject to "Site Specific Policy
(3.6.2d)", as shown on Schedule "H" (OPA # 17 Revised} attached hereto and forming pan
of this amendment.
1.2 Amendment to establish the Bayview Northeast Secondary Plan:
··a) The area of the Secondary Plan comprises Parts ofLots 20to 26 in Concession II and Parts of Lots 19
to 22 in Concession Ill, referred to as the Bayview East Urban Expansion Area-Nonheast Area 2B. The
Secondary Plan area includes two major areas connected by the Wellington Street East corridor:
i) land generally bounded by Bayview Avenue on the west, St. John's Sideroad on the nonh, the
East Holland River Valley on the east. and the Magna International Corporate Headquaners to
the south of Wellington Street East: and
ii) land to the nonh and south of Wellington Street East between Leslie Street and Highway 404.
The area of this Secondary Plan is more specifically indicated on SCHEDULE "A''-LOCATION,
attached hereto.
b) This Amendment also incorporates a Secondary Plan which establishes more refined policies and
detailed pattern of land use as shown on Schedule "AA"-LAND USE PLAN. attached hereto.
c) The location of public uses such as school and park sites, roads and other community facilities shown
on Schedule ''AA" are conceptual. These public uses may be relocated, or deleted where it can be
demonstrated that a particular use is not needed. without an amendment to this Plan.ln order to ensure
that property owners contribute their proponionate share towards the provision of major community
facilities such as schools. day care centres. bridges. roads and road improvements, external services and
stormwater management systems. property owners will be required to enter into one or more
agreements. as a condition of development of their lands, providing for the equitable distribution of the
cost (including that of land) of required public uses andcommon facilities.
2.0 PURPOSE AND OBJECTIVES
2.1 Purpose
The purpose of this Secondary Plan is to establish land use structure and policies and by amending
Schedules A and H of the Official Plan( as amended OPA # 17) with respect to the lands in Part Lot
22, Concession lll, the area and by establishing a Secondary Plan for the subject lands shown on
6 March ~. 2000
Schedule "AA" attached hereto and forming part of this amendment The Secondary Plan will guide
the development of a new community (Bayview Northeast Area 2B).
a) This Secondary Plan, therefore, provides:
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i) a detailed land use plan as shown on Schedule "AA";
ii) policies for the guidance efland use and "development in the planning area in accordance with
the RESIDENTIAL, Jv!IXED USE, COMMERCIAL, BUSINESS PARK, INSTITUTIONAL,
PARKS AND OPEN SPACES, and designations and other policies established in the Plan
and all applicable policies of the Official Plan (1991) as amended;
iii) implementation policies; and
iv) interpretation policies.
b) Urban Design Guidelines for the Wellington Street East Corridor shall be prepared for lands
generally within 200 metres of the Wellington Street right-of-way between Bayview Avenue and
Highway 404, and for lands designated Business Park fronting Highway 404. These guidelines
may also include more· detailed guidance with respect to the distribution of land use and density
within the context of the designations and policies of this Secondary Plan.
2.2 Objectives
The overall objective of this Secondary Plan is to implement the second phase of the Bayview East
urban expansion as recommended by the Urban Growth Management Study (GMS). in accordance
with the Council-approved policies of Official Plan Amendment No. 17. Accordingly. this Plan
addresses the following more specific aims including:
a) the need to accommodate new residential neighbourhoods providing a range and mix of primarily
at-grade housing:
b) the need to provide additional employment land at Highway 404 and on Wellington Street in the
vicinity of Magna International's Corporate Headquarters and the intersection of Magna Drive;
c) the need for additional commercial services. retail and office uses;
d) the need to establish design guidelines for land fronting Wellington Street to address such
considerations as:
i) Its role as a highly visible and accessible entryway to the Town, and key structural
component and activity area of the new urban expansion area;
ii) Opportunities to mix uses, provided it is done in a manner which complements and is
compatible with the intended form and function of Wellington Street and adjacent
development;
iii) Ensuring that it does not develop into a strip or highway commercial area:
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v)
vi)
7 March ~. 2000
Promoting a development density and form that contributes to a high quality streetscape.
supports the provision and use of transit, and complements the anticipated low profile
development on adjacent land;
Encouraging a high level of landscaping and pedestrian amenity-.along Wellington Street
. and with suitable transportation linkages to the adjacent land;
Examining community design and development opportunities that would allow for the
emergence of a local centre at the intersection of Bayview Avenue and Wellington Street
which recognizes and could complement the use and form already approved on the west
side of Bayview Avenue including the community core of the Bayview-Wellington
Secondary Plan (OPA No.6) which accommodates the Town Hall, Civic Square, higher
density mixed use development and a community shopping centre;
d) The need to protect the East Aurora Wetland Complex and other environmental features as
described in the Environmental Management Plan prepared for the Town dated November 1998,
and the update to that document prepared in December 1999.
··e) The need to develop a road system that has appropriate connections to existing and future arterial
road network, offers a choice and flexibility in routes, and provides continuous mid-block
collectors, where possible;
f) A system of walkways and bicycle paths recognizing the Town's desire to establish an east-west
trail connection;
g) An assessment of community and human service needs;
h) The need for an overall servicing strategy. which is fulfille,d by the Master Servicing Strategy
prepared for the Town dated October 1998;
i) The need for a municipal financial impact study, which is fulfilled by the Municipal Financial
Impact Analysis prepared for the Town dated May, 1999.
j) The need to provide certain additional and complementary uses, including parks and schools,
that were not provided for in the Council-adopted Bayview Southeast Area 2A Plan (OPA 20)
due, in part, to the unique environmental and ownership context of the Bayview Southeast lands.
In preparing this Secondary Plan. it is anticipated that future urban expansion into the Bayview
Northeast (2C) lands as generally shown on Schedule ''A" is likely in order to accommodate longer-
term residential and employment growth. municipal infrastructure, roads and certain public services
such as a secondary school and expanded neighbourhood park that may be needed to accommodate
continued growth and development of the entire Bayview East urban expansion area.
It is Council's objective to review this Secondary Plan in 2001 to determine if the Bayview
Northeast (2C) lands should be included within the Town's urban boundary. At that time, and in
considering whether to expand the urban boundary, Council will consider, among other matters, the
need for additional land, the rate and phasing of growth and the fiscal impact of such an expansion.
8 March ~. 2000
3.0 LAND USE AND DEVELOPMENT POLICIES
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 hereafter referred
to as "The Bayview Northeast Area (2B) Secondary Plan". :
3.1 The Bavview Northeast Area 2B Plan Concept
The Bayview Northeast Area 2B is intended to include: a primarily low intensity residential
community; a multi-use corridor along Wellington Street with a high quality streetscape showcasing
the Magna International Corporate Headquarters; protection of the East Aurora Wetland Complex:
an open space corridor along the East Holland River Valley; community shopping and other services
such as schools and parks; and, a prestigious new business park at Highway 404, the eastern gateway
to the Town of Aurora.
3.1.1 Intent and General Characteristics
a) It is intended that all land uses be developed on full urban services, unless otherwise
permitted by this Plan.
b) The development of lands at Highway 404 have been identified by Council as a high
development priority and are designated Business Park to encourage high quality building and
site design in the near to long term. A portion of these lands may also be attractive for
Regional-serving Retail Commercial uses.
c) The Wellington Street East corridor will fulfill a role as a major gateway to the Town from
the east, a key structural component for the neighbourhoods of Bayview East, and as a
superior urban setting complementing the Magna International Corporate Headquarters.
d) Linear and Other Open Space will be provided along the Holland River East valley. This
designation will provide a continuous open space corridor providing a general boundary for
urban development within the secondary plan: protect and maintain the East Aurora Wetland
Complex: provide significant opportunity for resource management, habitat creation and
enhancement: and a significant land base on which to create an •·urban wildlife park" as
endorsed by Council and described in the Environmental Management Plan and
Environmental Management Plan update.
e) The community structure of the Bayview Northeast area recognizes the emerging Bayview-
Wellington Centre. Access via street connections to the Bayview-Wellington Centre lands to
the west is made possible at key locations and the design of uses on the east side of the
Bayview-Wellington intersection shall have regard for the unique open space gateway to the
existing urban area of the Town created by the Bayview-Wellington Secondary Plan and the
North Bayview Residential Neighbourhood.
f) A road system to connect to the arterial road network at appropriate locations, offering a
choice and flexibility in routes and providing continuous mid-block connection is provided.
g) A trail system will link the Bayview Northeast neighbourhoods internally and externally to
the Aurora Trail within certain east-west collector roads, Wellington Street, and the Linear
and Other Open Space area along the East Holland River Valley. Within the Linear and Open
!
./
9 March 7. 2000
Space designation, this trail will not be permitted within the boundary of the East Aurora
Wetland Complex.
h) With the exception of lands within the East Holland River Valley and the East Aurora
Wetland Complex, remaining :lands within the Bayview Northeast Area 2B exhibit relatively
few environmental constraints as detailed in the Environmental Management Plan and update.
i) It is anticipated that the population and employment generated by the Bayview Northeast 2B
Plan will contribute to achieving Aurora's growth projections to the year 2016. The
Secondary Plan will generally be phased in an orderly and efficient manner from west to east.
The location and rate of growth will be managed recognizing the need to: maximize available
capacity in existing municipal infrastruture first; extend services and allow development along
Wellington Street to the Business Plllk at Highway 404 as a high priority; provide major new
municipal infrastructure to service lands closer to the Holland River Valley and in the
Bayview Northeast Area 2C; and, accommodate the cost of urban growth in a fiscally
responsible manner. Final details with respect to the implementation of this Plan will be
secured through future subdivision plans and agreements and any other agreements as
required by the Town. ·
j) The community structure of the Bayview Northeast area recognizes additional lands within
Aurora to the north and east is likely to become urban in the long term. Planning for water and
wastewater servicing, environmental management, transportation, commercial uses. parks and
schools has broadly considered urban expansion beyond the planning horizon of this
Secondary Plan to ensure a comprehensive approach.
3.1.2 Wellington Street East Corridor
Wellington Street East is a highly visible and accessible entryway to the Town from Highway
404 and points east. This role will become increasingly imponant as the Town grows. The
Wellington Street East corridor is a key structural component of the entire Bayview East urban
expansion area linking the Magna International Corporate Headquaners. new residential
neighbourhoods to the nonh and south respectively, and the Highway 404 Business Park lands.
Urban D~sign Guidelines for the Wellington Street East Corridor may establish a more detailed
distribution efland use and densities. and will establish specific urban design principles to guide
new development generally within :!00 metres of Wellington Street between Bayview Avenue
and Highway 404, and lands designated Business Park fronting Highway 404. Urban Design
Guidelines will be prepared to the satisfaction of the Town prior to the approval of the first draft
plan of subdivision or site plan within the Wellington Street Corridor and will be approved by
Council resolution as an addendum to this Plan. The Guidelines may be prepared by landowners
provided they are completed in a comprehensive manner and are subject to a peer review by the
Town. the cost of which shall be borne by the affected landowners.
The Urban Design Guidelines will have regard for the purpose, objectives and policies of this
Plan and will address the following key design elements:
a) The character of Wellington Street East is intended to be a broad avenue, quite formal for
much of its length. showcasing high quality buildings which house a variety of urban
activities including corporate business, shopping, residential, culture and recreation. A
cohereill streetscape will be achieved in large part by a landscaped median as well as by
attention to landscape architectural elements within development areas. Maximum advantage
10 March ~. :!000
should be taken of the undulating topography, such a distinctive feature of Aurora, to provide
long views to the existing built area, to the countryside and opportunities for views of new
landmark development within the corridor itself.
b) Wellington Street East will J:IOt be developed as a traditional commercial "strip," which
typically include: unco-ordinated building design and placement; multiple driveways and
access points; expansive, unscreened surface parking lots; numerous, large and unintegrated
signage; little or no landscaping of public or private property; and little or no pedestrian
amenity.
c) The corridor will play an important role in achieving the Town's employment objectives.
d) The prominent character of Wellington Street East will be defined in pan by a landscaped
median between Bayview A venue and Leslie Street to be installed when undertaking
improvements and widening of the street The median is to be well-landscaped and will assist
in balancing the roles of the street: carrying large traffic volumes; providing the main activity
"spine" for lands east of Bayview Avenue; and providing the major eastern gateway to
Aurora. Opportunities to extend the landscaped median from Leslie Street to Highway 404
will be pursued in concert with the Region and adjacent landowners.
e) Wellington Street East will accommodate a mixture efland uses within an integrated overall
concept for the Corridor. Residential. commercial. institutional and business park uses will
be permitted in a manner that is compatible with the intended role of Wellington Street East
and with adjacent development.
f) Community Commercial uses will be concentrated at the Bayview-Wellington and Leslie-
Wellington intersections.
g) Medium-to-high residential densities and concentrated commercial and business park
development generally in low-to-mid rise built form, will contribute to a high quality
streetscape. support the provision and use of transit, and complement the anticipated low rise
development on adjacent land.
h) New development located in the vicinity of the Magna International Inc. Corporate
Headquarters will complement its built form and prestige character.
i) The Bayview-Wellington intersection is the eastern gateway of the Bayview-Wellington
Centre which includes the Town Hall Civic Square. Development on the east side of Bayview
Avenue shall support this role by incorporating high quality building and site design. Site
design will also have regard for the unique open space area that is planned on the west side
of the intersection with Bayview A venue.
3.2 Residential Policies
3.2.1 General Policies
a) The residential community in Bayview Northeast shall be predominantly low intensity residential
uses. The development and design of neighbourhoods shall have regard for the character of
existing Aurora neighbourhoods and should provide a range and mix of primarily at-grade
housing forms.
11 March 7. 2000
Along Bayview Avenue and Wellington Street East, medium to high density housing, primarily
in the form of townhouses or low-rise buildings, some of which may contain ground floor
commercial uses, is intended to ensure that a full range of housing types is offered in the urban
expansion area east ofBayview:Avenue. :
b) Two residential land use designations are established in this plan as described in Section 3.2.2
and illustrated on Schedule "AA ":
i) Low-Medium Density Residential
ii) Medium-High Density Residential
c) All forms of supportive housing including nursing homes, retirement home accommodation.
senior citizens' homes, housing for persons with special needs, group homes. crisis type facilities
and rooming, boarding and lodging houses may be permitted in residential designations. These
uses shall be in conformity with the prevailing residential land use designation and subject to the
requirements of the Zoning By-law. Supponive housing shall be appropriately located within the
neighbourhood and will be encouraged to locate adjacent to commercial centres and integt11ted
into the neighbourhood rather than located in large readily identifiable sites.
d) Places of worship and community facilities, such as fireballs and libraries, may be permitted in
residential designations subject to the review of a specific development proposal and rezoning,
pursuant to the provisions of this Plan and which addresses criteria including traffic and parking
impacts. Such uses shall be appropriately located within the neighbourhood and will be
encouraged to locate close to commercial centres, institutional uses, and/or parks and open space.
e) Accessory uses and home occupations which are accessory and subsidiary to the residential use
and compatible with the amenity of the residential environment may be permitted in all
residential areas. The physical appearance of the)luilding, the number of accessory uses per lot
and parking standards will be addressed in the Zoning By-law.
f) Neighbourhood-oriented suppon services including schools. playgrounds and licensed child care
facilities shall also be permitted in residential areas.
g) Development of housing units shall be provided in accordance with the overall Residential
Objectives of the Official Plan.
h) Consideration shall be made in the phasing of development to encourage a balanced mix of
housing densities for each stage of development in the Bayview East urban expansion area.
i) It is the intention of this plan to generally concentrate relatively higher densities along cenain
parts of Bayview Avenue and Wellington Street East where commercial, recreational and transit
facilities may be most accessible.
j) The reuse of heritage buildings within residential areas is encouraged funher to Section 3.8 of
this Plan.
k) Integration of the natural amenity area of the East Holland River Valley with the residential
neighbourhood shall be achieved in terms of visual, physical and public access.
I) All development shall comply with municipal topsoil and regional tree preservation by-laws.
12 March 7, 2000
m) Noise attenuation measures may be required for development adjacent to arterial roads or
collector roads to satisfy the requirements of the Ministry of the Environment and Energy and
the Regional Municipality ofYork. Such measures shall minimize negative aesthetic impacts on
the streetscape.
•.
3.2.2 Residential Designations
The following residential designations are established for lands within the Bayview Northeast
Area 2B Secondary Plan.
a) Low-Medium Density Residential
i) Low-Medium Density Residential shall include predominantly at-grade housing forms
such as single detached dwellings, duplexes, semi-detached dwellings, triplexes,
quadruplexes, street rowhouses and/or block rowhouses. In areas designated for Low-
Medium Density Residential, a mix of housing types shall be provided, subject to the
maximum density and building heights.
ii) The overall density of development for lands designated Low-Medium Density Residential
shall not exceed 25 units per net residential hectare (I 0 units per net acre). The maximum
density for any individual residential lot and/or block on lands designated Low-Medium
Density Residential shall be 44 units per net residential hectare ( 18 units per net acre).
iii) The maximum proportion of multiple unit housing including triplexes, quadruplexes,
street rowhouses and/or block rowhouses relative to the total number of dwelling units
on land designated Low-Medium Density Residential shall be 25 per cent.
iv) The least intensive residential uses are encouraged adjacent lands designated Linear and
Other Open Space and the Recommended Environmental Protection Line as shown on
Schedule "AA".
v) Building heights shall not exceed three storeys.
The above-noted policies shall be evaluated and implemented through plans of subdivision
and/or site plan approval for each land holding in the secondary plan area.
b) Medium-High Density Residential
i) Medium-High Density housing shall include a range of predominantly above-grade
housing forms such as stacked rowhouses, terrace houses, maisonettes, and garden
apartments.ln areas designated Medium-High Density Residential, a mix ofhousing types
shall be provided. and may include street and/or block row houses in the Low-Medium
Density designation.
ii) It is the intention of this Plan to locate Medium-High Density Residential designations on
lands adjacent to certain parts of Bayview Avenue, St Johns Sideroad near Bayview, and
Wellington Street East where commercial, recreational, community services and transit
facilities will be most accessible. The location and size of such areas are intended to allow
for a wider range of housing choices in the Bayview East area, provide a strong built form
presence along these major roads, and ensure an appropriate transition to the lower
13 March 7, 2000
intensity housing comprising most of the community. In evaluating development plans.
the Town shall seek appropriate vehicular circulation and parking arrangements in
Medium-High Density Residential Designations.
iii) The maximum net residential density for any individual lot and/or block designated
,Medium-High Density Residential shall generally not exceed 99 units per hectare ( 40 units
per acre). Buildings heights shall generally not exceed four storeys. At certain locations
along Wellington Street East, building heights may increase provided such an increase is
considered appropriate as articulated in the Urban Design Guidelines and does not exceed
seven storeys in height as set out in the Official Plan.
3.3 Mixed Use Policies
3.3.1 General Policies
a) The Mixed Use designation is intended to accommodate a variety of uses, community services
and facilities, all in close proximity to Wellington Street and in a manner that contributes to
pedestrian activity and amenity.
b) Retail and service commercial uses shall be encouraged on the ground floor of multi-storey
buildings within all lands designated Mixed Use. Residential apartments and offices shall be
permitted on the upper levels of multi-storey buildings where the ground floor is provided as
commercial retail and service uses.
c) Development within the Mixed Use designations shall generally not exceed four storeys in
height. At certain locations on Wellington Street East, building heights may increase provided
such an increase is considered appropriate as articulated in the Urban Design Guidelines and does
not exceed seven storeys in height as set out in the Official Plan.
d) All development shall comply with municipal topsoil and regional tree preservation By-laws.
e) Outdoor parking shall be well-screened and buffered along Wellington Street East, with specific
requirements determined through rezoning applications and the site plan approval process.
f) Outdoor storage of materials shall not be permitted.
3.3.2 Permitted Uses
The following uses shall be permitted within the Mixed Use designation:
a) Business and professional offices;
b) Convention centres and banquet halls;
c) Institutions, community services, civic and cultural uses, as established in Section 3.6 of this Plan;
d) Sports, health, fimess and recreation facilities;
e) Convenience and Community Commercial uses. as established in Section 3.4 of this Plan;
f) Banks and financial institutions;
14 March ~. 2000
g) Restaurants; and
h) Medium-High Density Residential uses, as established in Section 3.2 of this Plan.
: :
3.4 Commercial Policies
3.4.1 General Policies
a) Commercial development is to be primarily focussed on Wellington Street East to enhance
the street's role as an important element in the new community. Commercial uses along
Wellington Street East are intended to primarily serve the shopping and service needs of
residents, businesses and employees of the new community, as well as elsewhere in Aurora.
A key focus of commercial development in the Bayview Northeast Plan is the Bayview-
Wellington intersection in orderto emphasize the importance of this location in the Town's
structure and to complement the commercial uses newly established and planned in the
Bayview-Wellington Centre.
b) The development of lands at Highway 404 have been identified by Council as a high
development priority and are designated Business Park to encourage high quality building and
site design in the near to long term. Regional-serving Retail Commercial uses are
contemplated by this Plan because of the high visibility and accessibility oflands between
Leslie Street and Highway 404 and the attractiveness of this location for uses serving not only
the growing population of Aurora but also the surrounding urban and rural areas. However,
the general nature and scale of possible future uses cannot be predicted at this time. Regional-
serving Retail Commercial uses shall be considered by the Town subject to a public process
and amendment to this Plan on lands designated Business Park on the north side of
Wellington Street between Leslie Street and Highway 404, if the following conditions are
met:
i) pre-eminent site, building. and landscape design;
ii) comprehensive planning to ensure consistent high quality image as described in
Sections 3.5 Business Park and 3.9 Urban Design of this Plan;
iii) a traffic study prepared by a qualified traffic consultant which demonstrates that traffic
impacts associated with the proposed development can be accommodated without
adversely affecting the capacity of the road system or adjacent land uses and is
acceptable to the Town and Region;
iv) a market study acceptable to the Town;
v) impacts on surrounding existing and planned land uses are acceptable to the Town.
Any proposed retail facility in excess of30,000 m2 in gross leasable square metres in this
location shall also have regard for policy 3.3.6 of the Region of York Official Plan.
c) For the purposes of this Secondary Plan, the following commercial categories are hereby
established:
i) Community Commercial
ii) Convenience Commercial
15 March ~. 2000
In addition to these commercial categories, re~urant, retail and service commercial uses are
permitted within the Business Park designation subject to Section 3.5.2 c) and d) of this
Secondary Plan.
A Regional-serving Retail Commercial designation may be added by amendment to this Plan
subject to Section 3.4.1 b) of this Plan.
d) A high standard of building design and landscaping shall be encouraged in all comrnercial
areas, particularly where those developments are adjacent to residential development.
Buildings shall be sited, where feasible, close to the street lines in order to provide definition
and enclosure to the street and mitigate the negative visual impact of extensive parking in
front of a building. Design shall ensure that parking areas are landscaped, lit, shaded and
screened to be visually attractive, safe and supportive for pedestrians.
e) The 2% open space dedication provision under Section 42 of the Planning Act shall apply to
all commercial sites.
f) All development shall comply with municipal topsoil and regional tree preservation by-laws.
g) Adequate parking shall be provided in accordance with the standards of the Zoning By-law.
h) Development shall be served with full municipal services. unless otherwise permitted by this
Plan.
3.4.2 Convenience Commercial
a) The Convenience Commercial designation of land is intended accommodate uses which cater
to day-to-day shopping needs including convenience stores. personal service establishments,
drug stores and retail stores. Restaurants. places of entertainment. and offices shall also be
permitted. Upper floor office and/or residential uses shall also be permitted.
b) Where upper level residential or office uses are proposed. the maximum building height shall
generally not exceed three storeys.
3.4.3 Community Commercial
a) The Community Commercial designation applies to cenain lands along Wellington Street East
predominantly at the intersections of Bayview Avenue and Leslie Street. This designation is
intended to provide opportunities for low-rise multi-tenant buildings to accommodate uses
which genera II y caterto weekly shopping and service needs of residents and businesses in the
community including: drug stores, specialty stores, retail stores, offices, places of
entertainment studios, personal services, and recreational and health establishments, and uses
permitted in the Convenience Commercial designation. Food stores and/or supermarkets are
also permitted subject to the provisions of section 3.4.3 (d).
b) Uses prohibited in a Community Commercial designation generally include automobile
service stations. car washes, automobile repair uses, and large scale retail warehouses catering
to a regional market. However, in the northeast and southeast comers of the Wellington-Leslie
16 March 7. 2000
intersection automobile service stations and accessory car washes are permitted, subject to the
following:
i) Development shall be of a very high quality and shall have regard for Section 3.9
Urban Design; = =
ii) Building and site design of service stations shall be designed to acknowledge the
broader context of the Community Commercial and Business Park designations;
iii) A limited amount of retail goods and services and fast-food restaurant uses are
permitted provided such uses are located within and accessory to the kiosk associated
with the automobile service station.
c) Outside storage or display of goods shall not be permitted.
d) Council recognizes that food stores and/or supermarkets typically have an important role in
the planned function of a Community Commercial designation. Accordingly, such uses will
be permitted subject to re-zoning, and the provision of a study demonstrating that there is
adequate market support for such use.
e) Drive-through commercial uses, such as restaurants and financial institutions. are allowed
provided they are designed as an integral part of the overall development, and are situated
close to the street in a manner which assists in screening and buffering surface parking and
contributing to an enhanced urban design.
3.5 Business Park Policies
3.5.1 General Policies
a) The Business Park designation is intended to provide opportunities for a mix of high quality
employment uses and a variety of supporting commercial and community facilities geared
generally to satisfying the needs of residents, businesses and employees in the Town of
Aurora and the Region.
b) Development in the Business Park designation shall display high design standards and shall
include uses such as corporate head office. research and development facilities. The visual
attractiveness and consistent image of such areas are of prime importance. Restaurants. retail
and service commercial activities will be strictly controlled by the implementing Zoning By-
law. Other industrial uses and employment activities are also permitted within the Business
Park designation subject to the more specific policies in Section 3.5 .2.
c) Business Park lands shall be planned. designed and built in an integrated campus-like setting
to create a striking built presence on Highway 404 and Wellington Street East. Building and
landscape design shall facilitate the establishment of distinctive, landmark buildings. Two key
locations are envisioned:
i) Adjacent the existing Magna International Corporate Headquarters and along Wellington
Street in the vicinity of Magna Drive; and
ii) A new Business Park generally between Leslie Street and Highway 404 on both sides of
Wellington Street East, and which provides a major gateway into the Town.
17 March 7. 2000
d) To ensure a high quality of development, the Town shall have regard for the following
planning considerations, and the Urban Design guidelines to be developed in accordance with
Section 3 .1.2 and Section 3.9 of this Plan:
i) site planning of buildings, parking areas, access driveways, loading areas, landscaped
areas and walkways, in a manner that enhances the campus-like setting of the Business
Park;
ii) building and site design aimed to achieve a harmonious relationship with the
surrounding natural environment and topography;
iii) . on-site circulation to provide COII'Venient pedesnian and vehicular access to parking
areas, loading spaces, building entrances, adjacent streets, and possible future transit ·
routes.
iv) lot grading and drainage; and
v) design and location of signs and external lighting.
e) Buildings shall generally be low to mid-rise in form and shall generally not exceed four
storeys in height. At certain key intersection locations on Wellington Street, building heights
may increase provided such an increase is considered appropriate as articulated in the Urban
Design Guidelines and does not exceed seven storeys in height. Council may also consider
re-zoning applications for an increase in height beyond seven storeys on lands adjacent to
Highway 404 provided:
i) the lands are pan of a contiguous and comprehensive development proposal;
ii) any increase in height is terraced, and required to create a distinctive. landmark
architectural design;
iii) will not create any adverse impact on adjacent land uses; and
iv) the proposal is consistent with Urban Design Guidelines prepared for the area.
f) Large surface parking areas should not be highly visible from public streets.
3.5.2 Permitted Uses
The· Business Park designation permits an integrated mix of employment activities and businesses
that occur within buildings and on sites that are designed, and landscaped to present a high
quality, prestige image.
a) Permitted uses include:
• business and professional offices;
• hospitality and accommodation related uses including hotels and motels, and other
alternative forms providing extended-stay accommodation;
• limited retail and service commercial uses subject to in Section3.5.2 (c)
• research, development, training facilities and laboratory uses;
18 March '. 2000
• scientific, technological or communications establishments;
• institutional uses including government services compatible with and complementary to
the planned function and policies of the designation;
• daycare centres; and
• conference centres. : ~
• industrial and other employment uses subject to Section 3.5 .2( f)
b) Lands designated Business Park may be approved to also permit the following uses, subject
to the review of a specific development proposal and rezoning, pursuant to the provisions of
this Plan:
• private and commercial schools;
• community facilities;
• banks or other financial institutions
• places of worship;
• sports, health and fimess recreational uses;
• banquet halls; and
• entenainment uses and night clubs, where internally integrated as a component of an office
building or hotel or other compatible and complementary use.
In addition, uses permitted in the Mixed Use designation as established in Section 3.3.2 of
this Plan may be permitted. with the exception of Medium-High Density Residential, provided
they are part of a contiguous and comprehensive development proposal on adjacent lands
designated Mixed Use.
c) Limited retail sales and service commercial uses may be permitted as part of a hotel, a motel
or an office building subject to satisfying the following criteria:
i) the retail sales or service commercial use shall be designed as an integral part of and
located internal to the hotel. motel or office building;
ii) primary access shall be provided from the interior lobby of the building;
iii) retail sales in an office building shall be limited to convenience goods necessary to
serve the occupants;
iv) retail sales in a hotel or motel shall be those normally and customarily provided to cater
to the exclusive needs of hotel or motel patrons; and
v) personal services shall be limited to those generally servicing businesses and
employees within the Business Park designation such as barbershops, beauty salons
and dry cleaning pick-up establishments.
d) it is intended that restaurants be developed within hotel, motel or office buildings. Where
free-standing restaurants are proposed. Council shall consider those applications based on the
following:
i) the proposal wi II not result in an undesirable concentration of such uses;
ii) the proposal will not create problems regarding traffic congestion, site access or on-site . )
traffic circulation; and
iii) the proposed building and site design of the restaurant is consistent with the character
and quality of development in the Business Park.
19 March ~. 2000
e) Applications will be considered by the Town on lands designated Business Park east ofLeslie
Street and on the north side of Wellington Street, for Regional-serving Retail Commercial
uses subject to Section 3.4.1 (b) of this Plan.
f) Industrial uses and other employment activities including such business activities as
111anufacturing, assembly, fabrication, processing, warehousing and storage of goods and
materials are permitted within the Business Park designation provided they occur within
buildings and on sites that have a high quality, prestige design standard. Accessory office
uses will be permitted provided they are on the same lot and related to the main industrial use.
Ancillary retail uses are permitted within this designation, provided that such retail uses are
clearly accessory to the main permitted use and that the area from which the retail sale occurs
is clearly separate from the area where the industrial use is carried out. Uses likely to cause
air pollution, odour, or excessive noise shall be prohibited.
g) The following uses shall be prohibited in the Business Park designation:
• commercial "self-storage" warehouses;
• outdoor storage:
• auto commercial uses;
• automobile service stations;
• car washes;
• automobile repair uses;
• autobody paint and repair; and
• retail uses involving accessory outdoor storage and/or display of merchandise.
h) Development oflands in the Highway 404 Business Park designation which fall within the
Oak Ridges Moraine Planning Area are recognized by this Secondary Plan as occurring
within a significant and sensitive area. Planning and development considered in this area will
have regard for the principles outlined in the Oak Ridges Moraine Area Implementation
Guidelines, or any successor legislation or guidelines for the Oak Ridges Moraine.
3.6 Institutional Policies
3.6.1 Schools
a) Provision shall be made in the Bayview Northeast Area 2B for two public and one separate
elementary school sites as shown schematically on Schedule "AA". The location and
configuration of school sites to support the community structure and patterns ofland use shall
be further defined through plans of subdivision, in consultation with and approval of the
School Boards.
b) Council recognizes that a new secondary school is expected to be needed for students in the
Bayview East urban expansion areas. A possible location for the secondary school' within
Bayview East Area 2B has been schematically shown on Schedule "AA''. Council
acknowledges that the secondary school may be relocated when detailed secondary planning
for the Bayview East Area 2C lands occurs. Any alternate location should be centrally located
within the Bayview Northeast area, and should have access on a inajor collector road. The
final location and configuration of the secondary school should support the community
structure and pattern efland use and shall be further defined through plans of subdivision, and
in consultation with and approval of the public School Board.
20 March -. 2000
c) Joint use sites and multiple use buildings among schools, day care centres, parks and other
community services will be encouraged.
d) Council will encourage high: quality site planning and architectural design of all school
buildings in order to:
i) promote safety and interest for pedestrians;
ii) provide efficient transit, school bus and private automobile drop-off functions to allow
the unrestricted flow of through traffic;
iii) provide attractive vistas for collector or local streets: and
iv) provide exposure and access to public use areas.
e) Land for schools shall be set aside according to procedures outlined in the Planning Act and
the Development Charges Act in consultation with and approval of the School Boards.
f) In the event that all or part of a Secondary School or Public Elementary School site is not
required by a School Board. the site may be developed for Low-Medium Density housing, in
conformity with all policies of this Secondary Plan. An amendment to this Secondary Plan,
to reflect the approved change in land use shall not be required.
3.6.2 Other Community Services
a) A full range of community support services shall be permitted within the Bayview Northeast
area including, but not limited to. child, social and health care agencies; a private hospital;
performing arts theatre. or other cultural centre; fire hall; libraries, ambulance facilities and
recreation centres.
b) These community services. particularly those requiring larger areas or buildings that may
serve residents from beyond the Bayview East communities, shall be encouraged to locate
within the Community Commercial and Mixed Use designations of the Wellington Street East
corridor. Council may require traffic studies to demonstrate adequacy of parking and
acceptability of traffic impacts.
c) Places of worship and community facilities are permitted subject to Sections 3.2.1 d) and
3.5.2 b) of this Plan.
d) Council may award density bonuses under Section 37 of the Planning Act to ensure the
provision of facilities. space or capital costs for social or recreational services which will
benefit the community subject to Section 4.5 of this Plan. This may include services such as
workplace child care. or other neighbourhood or community-based services, not provided for
through other provisions of the Planning Act or the Development Charges Act.
3.7 Parks And Open Spaces
3. 7.1 General Policies
a) The Parks and Open Space designations in this Secondary Plan, in conjunction with the road
system and trails conceptually shown on Schedule "AA" of this Plan, will provide a
)
21 March ~. 2000
continuous green way system throughout the community which links neighbourhood parks.
community facilities, and adjacent development, as appropriate. Such designations also
generally serve to protect the Holland River Valley system and specifically the East Aurora
Wetland Complex, while providing the foundation for a Wildlife Park.
::
b) Having regard for Schedule I: Aurora Trail Network Concept of the Official Plan. this
Secondary Plan identifies a trail system to be created along the East Holland River Valley
with street connections to the existing community in the west and the proposed community
to the south, acknowledging possible future connections to the north and east. The trail along
the Holland River Valley may be established within the buffer areas adjacent to the East
Aurora Wetland Complex, but . not within the Wetland Complex, as ·identified in the
Environmental Management Plan and update. ·
c) For the purposes of this Secondary Plan, the following Parks and Open Space categories are
established in this Secondary Plan:
i) Linear and Other Open Space
ii) Neighbourhood Parks
iii) Parkenes
iv) Wildlife Park
d) Lands designated Parks and Open Space and shown schematically on Schedule "AA" have
been determined in consultation with the Town's Leisure Services Department, having regard
for the Town of Aurora Culture and Recreation Master Plan, and the Bayview Northeast
Master Servicing Plan. Environmental Management Plan and update, and the Municipal
Financial Impact Study. Detailed boundaries for these designations, particularly the,
Environmental Protection Line as shown on Schedule "AA" and as identified in the
Environmental Management Plan update. shall be finally determined through the
implementing Zoning By-law and subdivision approval process.
e) Woodlots and tree stands worthy of preservation may be incorporated as areas for passive
recreation, in addition to the minimum amount of clear land required by the Town to
accommodate the desired active recreational facilities. Where a park is entirely or partly
established to preserve wooded areas only passive recreational uses and supportive
conservation practices approved by the Town shall be permitted within those wooded areas.
f) Stormwater management facilities may be incorporated into Parks and Open Space
. designations but shall generally not be accepted as part of the parkland dedication, nor shall
be allowed within the East Aurora Wetland Complex and the required setback areas adjacent
to it.
g) Park design, including layout, 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.
3.7.2 Parks and Open Space Categories
Where appropriate. functions and facilities of the Parks and Open Space categories may be
combined or integrated.
22 March ~. 2000
a) Linear and Other Open Space
The Linear and Other Open Space designation generally consists of the East Holland River
Valley which is identified as an Environmental Protection Area on Schedule "D" of the
Official Plan. = ~
It also includes· part of the East Aurora Wetland Complex, which has been identified as being
of provincial significance. The Linear and Other Open Space designation also provides a
natural limit for urban development along the west side of the Holland River valley. Uses
within this designation shall generally be restricted to passive recreation, including trails along
the Holland River and in the setbacks adjacent to the East Aurora Wetland Complex, and
other uses and activities that contribute to conservation and enhancement of the natural
landscape and features.
No development and site alteration will be permitted in the Aurora East Wetland Complex.
In addition, a development setback from the boundary of the Aurora East Wetland Complex
and other lands designated Linear and Open Space along the Holland River Valley, shall be
provided as shown by the Recommended Environmental Protection Line on Schedule "AA",
and as described in detail in the Environmental Management Plan update. This setback is
intended to protect and maintain all wetland features and functions that contribute to its
evaluation as provincially significant in accordance with the Provincial Policy Statement.
As described in the Environmental Management Plan update, in addition to this development
setback, the following environmental management policies shall apply:
i) The adjacent development setback area should be significantly landscaped with a mixture
of conifer and deciduous planting so as to ensure the open water ponds are effectively
screened from adjacent development.
ii) The two southerly ponds should be rejuvenated to achieve wetland values and enhance
wildlife habitat.
iii) Water levels in the two nonhern ponds should be maintained at iower management levels
than present to enhance wetland vegetation and habitat.
iv) A program for managing water levels on a regular basis should be developed and
maintained for all pond areas.
v) Pan of the existing conifer plantation on the east side of the central pond on lands adjacent
to this secondary pian and referred to as Bayview Nonheast Area 2C should be managed
to increase diversity and provide more open field habitat.
vi) Only one road crossing of the Linear and Other Open Space designation should be
provided in the location conceptually shown on Schedule "AA", so as to minimize impacts
on the East Aurora Wetland Complex and reduce fragmentation of this natural open space
corridor along the Holland River valley.
b) Neighbourhood Parks
i) The Neighbourhood Park designation is established in accordance with Official Plan
Section 3.5.2.3. ·
)
23 March 7. 2000
ii) Neighboumood Parks will generally be located adjacent to schools, as shown on Schedule
"AA", to facilitate multi-purpose shared use of community facilities and where possible
are to be accessible by the trail system.
iii) Joint, shared or multiple:use of functions and facilities of Neighbourhood Parks and
Community Parks shall be encouraged.
iv) Council recognizes that a Community Park, as defined in the Official Plan. will not be
needed in the Bayview Northeast Area 2B.
v) NotwithStanding 3.7.2 (b) iv) above, Council has identified the need to provide an
expanded Neighbourhood Park on the east side of the Holland River valley just south of
the proposed east-west collector road crossing, to supplement and complement the smaller
Neighbourhood Parks schematically shown on Schedule "AA ", and to provide for some
of the needs of larger-scale, active, outdoor recreation including basketball, soccer,
baseball, tennis and playgrounds for Bayview Northeast 2B residents as the area grows.
This Neighboumood Park shall have direct access to a collector road and shall be located
and planned to minimize adverse impacts on the potential Wildlife Park.
vi) Council anticipates the need to expand the larger scale Neighbourhood Park identified
schematically on the east side of the Holland River valley, so as to accommodate a potential
Community Park that could serve residents of both the Bayview Northeast Areas 2B and
2C over the longer term. Council will, accordingly, protect for this potential parkland
expansion during any future secondary planning of the Bayview Northeast Area 2C. The
park's final location, size and configuration will be determined by the Town· s Leisure
Services Depanment, in consultation and agreement with affected area landowners.
c) Parkettes
i) Small park spaces over and above those designated as Neighbourhood and Community
parks on Schedule "AA" will be encouraged to be incorporated into development along
Wellington Street as urban design elements and amenities for residents, employees and
shoppers, and/or as connecting links with the open space system.
ii) Parkettes must be of a high quality of design. The inclusion of s:ating. planting areas,
sculptures, fountains and other visual amenities is encouraged by the Town. Parkettes
deemed acceptable by the Town shall be accepted toward the parkland dedication
requirement.
d) Wildlife Park
Council endorses the concept of a Wildlife Park, a significant natural base for which is
provided in the general vicinity of the East Aurora Wetland Complex and other
environmental protection areas within the Linear and Other Open Space designation as
identified on Schedule "AA ".
The western boundary of the Wildlife Park shall be consistent with the Recommended
Environmental Protection Line as shown on Schedule "AA" of this Plan, and will staked and
surveyed in accordance with the recommendations of the Environmental Management Plan
update.
24 March 7. :1000
In considering expanded opportUnities for the Wildlife Park, the following policies shall
apply:
i) Natural features east of the Holland River valley within lands referred to as Bayview
Northeast Area 2C, including its extensive forested areas, fields and tributaries. should be
identified and evaluated in detail and development setbacks determined. Such a study
should occur prior to, or in concert with, any future secondmy planning for the Bayview
Northeast Area 2C area.
ii) Investigate opportunities to naturalize stormwater management facilities located
immediately west of the Linear and Other Open Space designation, as additional open
space areas that could improve wildlife habitat and provide enhanced visual and physical
buffers to the East Aurora Wetland Complex.
iii) In addition to allowable parkland dedications under the Planning Act, creatively explore
other regulatory controls and methods of protecting or securing additional open space either
independently or in combination, including:
-Bonusing provisions, as set out in Section 4.5 of this Plan
-Conservation Easement Agreements, as provided for in Conservation Land Act
-Conservation Land Tax Rebate Program
-Voluntary Land Dedication, as provided for in the federal Income Tax Act
-Fundraising and sponsorship
-Municipal purchase through general tax revenue
No further amendments to this Plan will be required should additional lands designated for
urban uses west of the Recommended Environmental Protection Line. be negotiated and
secured for the purpose of broadening and enhancing the Wildlife Park.
3.8 Heritage
a) Ten heritage resource structures or sites have been identified by the Town within this Secondary
Plan area by Schedule "C" of the Official Plan. Prior to recommending draft approval of a plan
of subdivision for the lands on which these resources are located, Council shall obtain the
recommendation of the Local Architectural Conservation Advisory Committee as to whether the
resource should be retained. removed or can be demolished.
b) Retention and conservation of buildings of architectural and/or historical merit on their original
sites is encouraged and the integration of these resources into new development proposals in their
original use or an appropriate adaptive re-use is promoted.
c) Retention of natural heritage resources of historical, aesthetic and/or scenic value is encouraged
for integration into new development.
3.9 Urban Desi~n
a) Development oflands fronting onto and generally within about 200 metres of Wellington Street
East will have regard for Urban Design Guidelines which will be prepared to the satisfaction of
the Town prior to the approval of the first draft plan of subdivision or site plan within the
Wellington Street corridor and will be adopted by resolution of Council as an addendum to this.
)
;
25 March ~. 2000
Plan. The Guidelines may be prepared by landowners provided they are completed in a
comprehensive manner and are subject to a peer review by the Town, the cost of which will be
borne by the affected landowners,
b) In several locations within the Secondary Plan area, especially adjacent to the East Holland River
Valley and east of Leslie Street, lands reflect the rolling topography which is characteristic of
Aurora. Long range views are afforded from a number of vantage points.
i) . Protection of views and view corridors shall be determined as part of the submission of
applications for plans of subdivision, condominium and/or site plan approval, to the
satisfaction of the Town.
ii) Development within the Secondary Plan area shall conform to the principles oflandform
conservation to preserve the unique visual qualities of the area .
. iii) 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 a policy of this Secondary Plan.
c) In order to assist in assessing the proposed development of an automobile service station and
accessory uses, it is anticipated that Council will have adopted Urban Design Guidelines. In
the event that the proposed development for an automobile service station use within the
Wellington Street Corridor precedes the adoption of such Guidelines, the Town will consider
undenaking the preparation of Urban Design Guidelines specifically for automobile service
station uses, based on contemporary practices in other municipalities.
3.10 Transportation
3.1 0.1 Roads and Circulation
a) The proposed transportation network servicing the Secondary Plan area shall include
public roads, pedestrian walkways, and pedestrian and/or bicycle trails. Private roads
internal to developments will directly access this network. Transit routes will be
accommodated on public roads as determined by the Town.
b) The road network shall generally be comprised of a grid of roads which connect to existing
major arterial roads (Bayview Avenue. Wellington Street East and St. John's Sideroad) at
intersections with existing and proposed roads within adjacent communities to the west
and south.
c) The alignment of collector roads, as shown schematically on Schedule "AA" and the
location oflocal roads, shall be determined as part of the submission of applications for
plans of subdivision, condominium and/or site plan approval, to the satisfaction of the
Town and the Region. Collector roads shall generally have rights-of-way width of20 to
26 metres. The specific function, alignment and design may be subject to further study.
The rights-of-way of all roads in and bordering the Secondary Plan area shall be protected
and dedicated in accordance with the requirements of the Town and the Region of York.
Minor adjustments to the proposed roads as shown on Schedule "AA'' shall not require an
amendment to this Plan provided that in general a grid-like circulation pattern of collector
roads is maintained.
26 March ?, 2000
d) The location and design of proposed road connections to Wellington Street East wi II be
determined by the Town and Region, in consultation with affected landowners and having
regard for the planning and design objectives for the Wellington Street East Corridor and
Urban Design Guidelines.
e)
f)
g)
h)
i)
j)
=
Local roads will generally not connect directly to arterial roads.
In order to minimize negative impacts on the East Aurora Wetland Complex and as
describ~d in the Environmental Management Plan and update, only one crossing of the
East Holland River Valley will be allowed in a northerly location as conceptually shown
on Schedule "AA".
Roads terminating at the East Holland River Valley shall be designed to provide open
vistas to the valley at the valley edge, wherever possible.
Roads shall be designed to showcase Aurora's topography subject to Section 3.9 b).
Alternative road development Standards, are encouraged where such reduced standards
complement the policies of this Plan and are acceptable to the Town of Aurora.
Locations for mid-block pedestrian walJ..-ways shall be identified as pan of the submission
of applications for plan of subdivision, to the satisfaction of the Town.
k) The east-west collector road connecting the Bayview-Wellington Centre is an imponant
entrance to the new community and a potential connecting east-west link in the trail
system.lts entrance design east of Bayview Avenue to approximately the first nonh-south
collector road shall be comparable to Hollidge Boulevard on the west side of Bayview
Avenue. The right-of-way could be up to 30 metres through this section in order to
accommodate a landscaped median. vehicular traffic, a bicycle path. sidewalk and
landscaped boulevard. East of the first nonh-south collector road. the collector road right-
of-way may be reduced to 20 to 26 metres, subject to funher subdivision design and
review.
I) Where residential development occurs adjacent to arterial roads or collector roads, studies
to determine the need for noise attenuation measures shall be completed to the satisfaction
of the Town, in consultation with the Region and the Ministry of Environment and Energy.
m) The Town recognizes that public dedication of a ponion of the east-west collector road
south of Wellington Street along the southern boundary of the Mixed Use and Business
Park designation on Schedule -AA~. may be phased provided:
i) access to any proposed development within the Mixed Use and Business Park lands
can be adequately provided from the adjacent nonh-south collector road connecting to
Wellington Street;
ii) satisfactory easements are secured for the provision of Town services; and
iii) not more than 50 per cent of the adjacent land designated Mixed Use and Business
Park is under development applications being processed and/or approved by the Town.
. )
/
)
n)
3.10.2
a)
b)
27 March i, 2000
The Ministry ofTransponation expects that· future widening of Highway 404 will occur
within the existing highway median and should not impact the secondary plan area. The
Ministry will review traffic studies and drainage plans prior to approval of draft plans of
. subdivision within the secondary plan area to assess potential impacts on highway volumes
and interchange areas. Sc:_tbacks from Highway 404 and Pml!its will be required for
buildings in certain areas proximate to the highway and interchange in accordance with
Ministry prilicy.
Transit·
The Secondary Plan has been designed to encourage more intensive activities and
development along Wellington Street, and Bayview Avenue to encourage the provision of
transit. The intemal configuration of collector roads has also been generally designed in
a grid to facilitate the provision of transit on roads internal to the community.
Design of pedestrian circulation in all developments shall have regard for access to
possible future transit routes along Weilington Street, Bayview Avenue, and along
collector roads within the residential neighboUrhoods.
3.11 Services
a) The Bayview Northeast Area 2B 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, unless otherwise provided for in tlJis Plan and approved by the
Town. Roads are to be developed with curbs, gutters and sidewalks unless otherwise
approved by the Town.
b) The Secondary Plan lands shall be serviced in accordance with the Master Servicing Plan
and any modifications or amendments made thereto that are acceptable to the Town and
Region.
c) Development approvals. including the subdivision of land and site plan control, shall
require implementation of the findings and recommendations of the Master Servicing Plan
and Environmental Management Plan. and any updates made to those Plans. The number
and location of storm water management facilities on Schedule "AA" is conceptual based
on the Master Servicing Plan. and Environmental Management Plan and update. The
precise number. location and design of the stormwater management plan will be
determined through future subdivision planning subjectto the criteria set out in the Master
Servicing Plan and the Environmental Management Plan and update.
d) The number of crossings of the East Holland River will be minimized and the detailed
location of such crossings will have regard for the Environmental Management Plan and
any updates to it. and be designed to the satisfaction of the Town and the Lake Simcoe
Region Conservation Authority. -
e) The Town will consider private servicing arrangements for lands designated Community
Commercial on the southeast comer of Wellington Street and Leslie Street on an interim
basis only, provided such arrangements are satisfactory to the Town and do not preclude
connection to municipal services when such services are extended.
28 March ~-2000
4.0 IMPLEMENTATION
4.1 Phasing of Growth : :
Due to the scale, location and costs associated with extending municipal services to the Bayview
Northeast Area 2B lands and beyond, the Town considers it appropriate to provide for a logical. co-
ordinated and cost-effective expansion of urban development The Town shall monitor development
and assess the suitability of policies of this Plan, in the context of future planning objectives,
required municipal infrastructure and the financial impact of growth.
The phasing or sequencing of growth within me Bayview Northeast Area 2B Secondary Plan will
be implemented generally in accordance with the following considerations:
i) The initial phase of urban expansion shall encompass development that can be serviced by
gravity into the existing Aurora East sanitary trunk system;
ii) It is a municipal priority to extend sanitary and water services to lands designated Business Park
at Highway 404 as soon as possible;
iii) The equivalent of approximately 1.000 units of interim water capacity will be allocated to only
those landowners participating in the "front-ending" of serviced required for the Highway 404
Business Park. The Town agrees to work closely with the Region and affected landowners to
make available additional water capacity beyond this initial interim allocation.
iv) It is acknowledged that the build-out of certain lands in the Bayview Northeast Area 2B and lands
in the Bayview Northeast Area 2C. will require major infrastructure improvements including a
new trunk sanitary sewer generally along the Holland River valley, and an alternative long-term
water supply, as described in more detail in the Master Servicing Plan prepared for the Town.
The Town. in consultation with the Region. other agencies. and affected landowners will manage
the phasing of growth through the subdivision approval process, and any related agreements that
may be necessary.
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.
4.4 Site Plan Control
All lands within the Amendment area shall be subject to the site plan control provisions of Section
41 of the Planning Act. in accordance with the policies of the Official Plan.
\
j
29 March 7. 2000
4.5 Bonusing
Council ~ay authorize bonuses (increases in the height and density of development) under Section
37 ofthe Planning Act, in accordance with Section 4.5 of the Official Pian. Council will have
·specific regard for the potential us! of such bonuses where they facili,tate the protection and
securement of additional lands for tlie Wildlife Park concept endorsed by Council and described in
Section 3.7(d).
4.6 Densities
Subject to ali other provisions in this Plan, areas for a range of residential densities are shown on
Schedule "AA" attached hereto. Minor modifications to the area and location of the lands so
designated may be permitted without an amenmnent to this Plan, provided that the intent of the Plan
is maintained. Specific densities shall be determined as part of the development review process in
accordance with Section 3.2 Residential Policies.
4;7 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.
4.8 Cost Sharing
In addition to Development Charges capital contributions, the Town will require the use of
Developer Cost Sharing Agreements or other suitable arrangements amongst landowners to address
infrastructure and other public uses and services among related Plans of Subdivision in order to
implement development of the secondary plan area and equalize the cost of development. Such costs
may include secondary plan component studies, other common studies, infrastructure. facilities and
works. including the establishment of school and park sites.
The Town will not negotiate or be a party to such arrangements but must be assured that the
document assigns cost sharing in an equitable manner. The issuance of approvals or the release of
lands for development may be subject to the finalization, execution or registration of such cost
sharing agreements, as appropriate.
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 Second&!)' 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 the 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 convenience only.
30 March ~. 2000
e) In accordance with Section 4.14.1 of the Town's Official Plan, Council recognizes that some
flexibility regarding the urban boundary of the secondary plan shown on Schedule "AA" on the north
side ofWellington Street between the Holland River Valley and Leslie Street may be appropriate
when evaluating future development proposals in this area, provided it can be demonstrated that the
inclusion of any additional lands be!ond the general boundary shown is:
0
i) complementary and accessory to the land uses designated by this Plan for Wellington Street;
ii) an integral part ofland owned by the proponent within the Wellington Street corridor and is not
separated from Wellington Street by a clearly discemable physical feature within the same
ownership
iii) beneficial to the Town's overall goals and objectives for Wellington Street and has been
considered as part of the Urban Design Guidelines prepared for the corridor;
iv) directly serviced with local municipal roads and other services from Wellington Street and will
not preclude or have an adverse impact on the potential ability to service lands to the north as
may be required in the longer term
v) insignificant in terms of the Town's overall population and employment grov.th and will not have
an adverse municipal financial impact. )
SCHEDULE A
TOWN OF AURORA OFFICIAL PLAN
LEGEND
u I.MIIIRUtDe.NnM.
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SCHEDULE );
LAND USE PLAN
ICAU •·•-
FUTURE URBAN EXPANSION AREAS • • Yonge St. South
Bayview East
a. South Secondary Plan Area
b. North Secondary Plan Area
@) St. Johns/Bathurst
I
!
a:·' r.f ..... TO~N :F AURORA OFFICIAL PLAN
SCHEDULE .H.
"!WI SITE SPECIFIC POLICY AREAS SITE SPECIFIC POLICY AREAS
"---~·. ·" .. -'
Lands deleted rrom
Site Specific Policy
Area J.6.2d
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SCHEDULEH
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SCHEDULE "AA"
Land Use Plan
Bayview Northeast
Secondary Plan
LEGEND
F7l Law-Medium Density Li:S:J Realdenltal
_ ~andal
•
Madlum-High Conolly
m Community Commercial
• Mlxec:IUsa
~ Bualn8SS Park
• Secondary School
• Sapara18 Elomontary School
• Public Elementary School
~~~ Neighbourhood Park
l:!t:l WlldiWe Park
/::,
,.,_,
-·-
Unear & other Open Space
Trail Sptem
Stormwata=.ament Facility (looollona II only)
Racommandad EnvlronmiMltal
Protection Une
Secondary Plan Boundary
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March2000
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SCHEDULE "A-1"
TOWN OF AURORA
BA yYIEW EAST
URBAN EXPANS.ION AREA
Secondary Plan Locations
,_ 01' -
lllyview Narlllout
Ana2C(Future)
lllyview
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Ana2B
Existing Bayview
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TOWN.OFAURORA
BAYVIEW EAST
URBAN EXPANSION AREA
Secondary Plan Locations
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Explanatory Note Re OPA # 30
OPA # 17, an Official Plan Amendment that implements the Town's Growth
Management Study set out several "!.!rban expansion areas" that w~re intended to
provide for the Town's long term growth. Priority was given to the Bayview East
Urban Expansion area because it provided for a logical expansion of the community
and links the residential community with lands abutting highway # 404 along the
Wellington Street Corridor. OPA # 30 applies to the lands in part of lots 20-26 in
Concession II and Lots 19-22 in Concession Ill, E.Y.S. more particularly described
in the key plan attached.
Official Plan Amendment# 30 has two purposes; to bring the lands in part of lot 22,
Concession Ill into the Future Urban Expansion Area, and to provide policies and
changes to land use through a Secondary plan for all of the lands shown on the key
map attached.
-
The Secondary Plan changes the land use designations from "Rural" to "Urban
Residential -Low Medium Residential and Medium High Residential, Convenience
and Community Commercial, Business Park, Open Space, Mixed Use, and
Institutional". These land use changes would permit the development of the subject
lands for a low density residential community that includes parks and open space,
schools, commercial uses and community facilities, a business park as well as a
mixed use corridor along Wellington Street. A road pattern that allows for linkages
between public and private lands is also part of the amendment.
The plan provides for a series of parks including a Wildlife Park that would centre on
the wetlands that are located in Concession II along the eastern boundary of the
Secondary Plan. Policies for the protection and management of the wetland area are
also provided.
The preparation of Urban Design Guidelines is a prerequisite to development on the
Wellington Street Corridor and along highway# 404.
Town of Aurora
Official Plan Amendment No. 30
Bayview Northeast Area 2B
Secondary Plan
March 7, 2000
By-law #4165-00.D
March 7, 2000
TABLE OF CONTENTS
Page No .
. BAYVIEW NORTHEAST SECONDARY PLAN .................................. 1
PART I -THE PREAMBLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PART II -THE AMENDMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1.0 LOCATION ...................................................... 5
2.0 PURPOSE AND OBJECTIVES ....................................... 5
2.1 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2.2 Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3.0 POLICIES FOR THE BAYVIEW NORTHEAST AREA ...................... 8
3.1 . The Bayview Northeast Plan Concept . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3.1.1 Intent and General Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . 8
3.1.2 Wellington Street East Corridor . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3.2 Residential Policies .......................................... 10
3.2.1 General Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3.2.2 Residential Designations ............................... 12
3.3 Mixed Use ................................................. 13
3.3.1 General Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3.3.2 Permitted Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3.4 Commercial Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3.4.1 General Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3.4.2 Convenience Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
3.4.3 Community Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
3.5 Business Park Policies ........................................ 16
3.5.1 General Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3.5.2 Permitted Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3.6 Institutional Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3.6.1 Schools ............................................ 19
3.6.2 Other Community Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3.7 Parks And Open Spaces ...................................... 20
3.7.1 General Policies ...................................... 20
3.7.2 Parks and Open Space Categories ....................... 21
3.8 Heritage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3.9 Urban Design ................................................ 24
3.10 Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3.1 0.1 Roads and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3.1 0.2 Transit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3.11 Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
March 7, 2000
TABLE OF CONTENTS
Page No.
4.0 IMPLEMENTATION .............................................. 28
4.1 Phasing of Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4.2 Official Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4.3 Zoning By-law . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4.4 Site Plan Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4.5 Bonusing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4.6 Densities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. 7 Development Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4.8 Cost Sharing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
5.0 INTERPRETATION ............................................... 29
SCHEDULES
"A" Town of Aurora Official Plan Land Use Plan
"H" Town of Aurora Official Plan site Specific Policy Area
"A-1" Secondary Plan Location
"AA" Detailed Land Use Plan
March 7, 2000
BAYVIEW NORTHEAST SECONDARY PLAN
PART I-THE PREAMBLE
Part I -The Preamble -explains the purpose and location of this Amendment, and provides an overview
of the reasons for it. It does not form an operative part of the Amendment, as set out in Part II and the
Schedules attached.
1. 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.
2. Location
The lands affected by this amendment are located within Part of Lots 20 to 26 Concession II, and Part of
Lots 19 to 22 Concession III, in the Town of Aurora, as schematically shown on Schedule A.
3. Basis of the Amendment
3.1 In November 1996, Aurora Council adopted Official Plan Amendment No. 17 (OPA 17) to
implement the Town's Growth Management Study and to guide growth to the year 2016. The
Bayview East area is to accommodate much of that growth and two sub-areas-Bayview Southeast
(Area 2A) and Bayview Northeast (Area 2B)-were identified for future secondary planning.
3.2 It was indicated in the Growth Management Study and recognized in OP A 17, that the entire
northeast quadrant of Aurora, including environmentally-unconstrained lands from Bayview Avenue
to Highway 404 and north of the Oak Ridges Moraine limit, will be needed for urban expansion in
the longer term. Although the detailed secondary planning for the Bayview East urban expansion
area has been occurring in phases, such secondary plans have considered municipal servicing,
transportation, environmental management, fiscal impact and land use in the context of a broader,
longer-term urbanization strategy for Bayview East.
3.3 In October 1997, Aurora Council adopted OPA 20, a secondary plan for the Bayview Southeast Area
2A. This secondary plan included lands south of Wellington Street and the existing Magna
International corporate headquarters between Bayview Avenue and Leslie Street, that have a
somewhat unique ownership and environmental sensitivity. In terms of comprehensive planning for
Bayview East, OP A 20 was prepared and adopted recognizing that the full range of housing types
and other supportive uses such as shopping, schools and parks typically associated with a secondary
plan, would be addressed in part in the Bayview Northeast Area 2B.
3.4 In January 1998, Aurora Council considered the "Secondary Plan Basis and Principles Report for
Bayview Northeast Area 2B" and directed that Town staff and consultants prepare a draft secondary
plan for public consideration.
3.5 In February 1998, Council affirmed its decision not to complete detailed secondary planning for the
BayviewNortheastArea 2C lands, and decided to review the Town's urban boundary in 2001 with
a view to determining if the Bayview Northeast Area 2C lands (as shown on Schedule A) should be
included.
2 March 7, 2000
3.6 ln June 1998, Council held a public meeting to consider the Bayview Northeast Area 2B Secondary
Plan. Council referred the Plan back to Town staff to work with landowners toward resolving
concerns, where possible, taking into account input received from landowners, the general public
and Council. Staff were to report back as progress was made.
3. 7 In July 1998, Council passed a resolution with respect to the need to examine certain long-range
planning issues related to the ultimate build-out of the Bayview Northeast Area 2C, particularly
recreational needs and associated financial implications of such growth.
3.8 In September 1998, at a General Committee Meeting, staff provided a status report on the Bayview
Northeast Area 2B Secondary Plan and requested a special General Committee Meeting be held in
November 1998to provide a further forum for discussion of issues raised at the June 1998 public
meeting.
3.9 In November 1998, Town Staff, following direction received in September 1998, provided General
Committee with an update on the status of the 2B secondary plan. General Committee directed that
a meeting be scheduled in 1999 to discuss the following matters:
a) Public comments from the June 1998 public meeting;
b) The Municipal Financial Impact Analysis, including serv1cmg costs and the parkland and
recreational cost implications oflong-term growth in Bayview Northeast (including Area 2C);
c) Regional servicing issues, particularly water supply, and the arrangements and costs to extend
servicing to Highway 404;
d) Potential land need implications of converting the Bayview Wellington North lands from industrial
to residential; and,
e) Magna's proposed land use approach for the Wellington Street Corridor.
Staff advised that the Bayview Northeast Area 2B secondary plan should not be finalized until certain
regional servicing issues with respect to water are determined, and the Municipal Financial Impact
Analysis is completed.
3.10 On June 23, 1999 Council held a meeting regarding the completion of the Bayview Northeast Area
2B secondary plan. Council instructed Town staff and the consulting team to finalize the secondary
plan with the following changes (paraphrased):
a) Extend the Business Park designation northerly at Highway 404 to address the fact that the Bayview
Wellington North lands are being converted to residential;
b) The Community Park designation be changed to the east side of the Holland River valley to provide
for active play needs;
c) The road pattern be reconfigured to address environmental constraints and to disperse traffic more
effectively in the long-term including two potential collector road crossings into the Area 2C lands;
d) Add a policy that the Secondary School location is conceptual and may be relocated to Bayview
Northeast Area 2C when those lands are considered for planning and development in consultation
with the school board(s);
3 March 7, 2000
e) Incorporate Magna's suggested land use plan for Wellington Street, including appropriate land use
policies;
f) To not change the secondary plan approach for potential "regional serving commercial uses" at
Highway 404;
g) To consider adding a policy to address the phasing and rate of growth;
h) That the Wildlife Park concept be endorsed in reduced extent and thatthe CAO' s office be directed
to continue to consult with landowners and interested parties;
i) That further discussions take place regarding the means of apportioning servicing capacity beyond
an interim 1,000 housing units with those owners "front-ending" required services.
Council directed that a revised final draft secondary plan for the Bayview Northeast Area 2B be
presented to Council in August 1999 with a public meeting to be held in September 1999.
3 .II In August 1999, the Ministry of Natural Resources released a report determining that the Aurora
East Wetland Complex was "provincially significant''.Upon review of this new information with
provincial and regional staff, in September 1999 the Town's environmental consultants working on
the secondary plan were directed to prepare an update to the Environmental Management Strategy.
3.12 On September 23, 1999, a public meeting was held by Council to review key changes that had been
made to the secondary plan since June 1998, discuss outstanding issues that needed to be resolved
prior to finalizing the secondary plan, and receive public input. At that meeting, Council approved
the following actions (paraphrased):
• Bring forward the proposed Official Plan Amendment for the secondary plan for Council
consideration as expeditiously as possible subject to public comments received at the meeting and
completion of the Environmental Management Strategy update addressing the Aurora East
Wetland Complex.
• Circulate a draft of the Environmental Management Strategy update to a number of interested
parties for comment
• Report back to Council on outstanding issues raised at the public meeting, including the
possibility of bon using, and achieving some flexibility in building height adjacent Highway 404.
3.13 Servicing considerations in the formulation of this Secondary Plan have been based on the "Master
Servicing Plan" (October 1998) prepared for the Town by Cosburn Patterson Mather Limited and
Mac Viro Consultants Inc.
3.14 Environmental management considerations in the formulation of this Secondary Plan have been
based on the Environmental Management Strategy (November 1998) prepared for the Town by
Cosburn Patterson Mather, Hemson Consulting Ltd., Hough Woodland Naylor Dance Leinster,
Michael Michalski Associates and GOFFCO Limited, and an update to that document prepared in
December 1999 to address the Provincially Significant "Aurora East Wetland Complex" as directed
by Town Council in September 1999.
4 March 7, 2000
3.15 Municipal finance considerations in the formulation of this Secondary Plan have been based on the
Long Term Fiscal Impact Assessment of Growth study prepared for the Town by C.N.Watson and
Associates Ltd. (May 1999).
5 March 7, 2000
PART II-THE AMENDMENT
1.0 LOCATION AND DETAILS OF THE AMENDMENT:
1.1 Amendment to Schednles A and H of the Official Plan As Amended by OPA # 17:
a) The area of amendment to Schedules A and H of the Official Plan as amended by OPA # 17
consists of approximately 37 hectares (90 acres) ofland comprisingPart of Lot 22, Concession
IlL
b) Schedule A is amended by adding the lands to "Future Urban Expansion Area (Bayview East
2b)" as shown on Schedule "A" (OPA # 17 Revised) attached hereto and forming part of this
amendment.
c) Schedule "H" is amended by deleting the lands from the area subject to "Site Specific Policy
(3.6.2d)", as shown on Schedule "H" (OPA # 17 Revised) attached hereto and forming part
of this amendment.
1.2 Amendment to establish the Bayview Northeast Secondary Plan:
a) The area of the Secondary Plan comprises Parts of Lots 20 to 26 in Concession II and Parts of Lots 19
to 22 in Concession III, referred to as the Bayview East Urban Expansion Area-Northeast Area 2B. The
Secondary Plan area includes two major areas connected by the Wellington Street East corridor:
i) land generally bounded by Bayview Avenue on the west, St. John's Sideroad on the north, the
East Holland River Valley on the east, and the Magna International Corporate Headquarters to
the south of Wellington Street East; and
ii) land to the north and south of Wellington Street East between Leslie Street and Highway 404.
The area of this Secondary Plan is more specifically indicated on SCHEDULE "A"-LOCATION,
attached hereto.
b) This Amendment also incorporates a Secondary Plan which establishes more refined policies and
detailed pattern of land use as shown on Schedule "AA"-LAND USE PLAN, attached hereto.
c) The location of public uses such as school and park sites, roads and other community facilities shown
on Schedule "AA'' are conceptual. These public uses may be relocated, or deleted where it can be
demonstrated that a particular use is not needed, without an amendment to this Plan. In order to ensure
that property owners contribute their proportionate share towards the provision of major community
facilities such as schools, day care centres, bridges, roads and road improvements, external services and
stormwater management systems, property owners will be required to enter into one or more
agreements, as a condition of development of their lands, providing for the equitable distribution of the
cost (including that of land) of required public uses and .common facilities.
2.0 PURPOSE AND OBJECTIVES
2.1 Pnrpose
The purpose of this Secondary Plan is to establish land use structure and policies and by amending
Schedules A and H of the Official Plan( as amended OPA # 17) with respect to the lands in Part Lot
22, Concession III, the area and by establishing a Secondary Plan for the subject lands shown on
6 March 7, 2000
Schedule "AA'' attached hereto and forming part of this amendment. The Secondary Plan will guide
the development of a new community (Bayview Northeast Area 2B).
a) This Secondary Plan, therefore, provides:
i) a detailed land use plan as shown on Schedule "AA'';
ii) policies for the guidance ofland use and development in the planning area in accordance with
the RESIDENTIAL, MIXED USE, COMMERCIAL, BUSINESS PARK, INSTITUTIONAL,
PARKS AND OPEN SPACES, and designations and other policies established in the Plan
and all applicable policies of the Official Plan (1991) as amended;
iii) implementation policies; and
iv) interpretation policies.
b) Urban Design Guidelines for the Wellington Street East Corridor shall be prepared for lands
generally within 200 metres ofthe Wellington Street right-of-way between Bayview Avenue and
Highway 404, and for lands designated Business Park fronting Highway 404. These guidelines
may also include more detailed guidance with respect to the distribution of land use and density
within the context of the designations and policies of this Secondary Plan.
2.2 Objectives
The overall objective of this Secondary Plan is to implement the second phase of the Bayview East
urban expansion as recommended by the Urban Growth Management Study (GMS), in accordance
with the Council-approved policies of Official Plan Amendment No. 17. Accordingly, this Plan
addresses the following more specific aims including:
a) the need to accommodate new residential neighbourhoods providing a range and mix of primarily
at-grade housing;
b) the need to provide additional employment land at Highway 404 and on Wellington Street in the
vicinity of Magna International's Corporate Headquarters and the intersection of Magna Drive;
c) the need for additional commercial services, retail and office uses;
d) the need to establish design guidelines for land fronting Wellington Street to address such
considerations as:
i) Its role as a highly visible and accessible entryway to the Town, and key structural
component and activity area of the new urban expansion area;
ii) Opportunities to mix uses, provided it is done in a manner which complements and is
compatible with the intended form and function of Wellington Street and adjacent
development;
iii) Ensuring that it does not develop into a strip or highway commercial area;
7 March 7, 2000
iv) Promoting a development density and form that contributes to a high quality streetscape,
supports the provision and use of transit, and complements the anticipated low profile
development on adjacent land;
v) Encouraging a high level of landscaping and pedestrian amenity along Wellington Street
and with suitable transportation linkages to the adjacent land;
vi) Examining community design and development opportunities that would allow for the
emergence of a local centre at the intersection of Bayview Avenue and Wellington Street
which recognizes and could complement the use and form already approved on the west
side of Bayview Avenue including the community core of the Bayview-Wellington
Secondary Plan (OPA No.6) which accommodates the Town Hall, Civic Square, higher
density mixed use development and a community shopping centre;
d) The need to protect the East Aurora Wetland Complex and other environmental features as
. described in the Environmental Management Plan prepared for the Town dated November 1998,
and the update to that document prepared in December 1999.
e) The need to develop a road system that has appropriate connections to existing and future arterial
road network, offers a choice and flexibility in routes, and provides continuous mid-block
collectors, where possible;
f) A system of walkways and bicycle paths recognizing the Town's desire to establish an east-west
trail connection;
g) An assessment of community and human service needs;
h) The need for an overall servicing strategy, which is fulfilled by the Master Servicing Strategy
prepared for the Town dated October 1998;
i) The need for a municipal financial impact study, which is fulfilled by the Municipal Financial
Impact Analysis prepared for the Town dated May, 1999.
j) The need to provide certain additional and complementary uses, including parks and schools,
that were not provided for in the Council-adopted Bayview Southeast Area 2A Plan (OPA 20)
due, in part, to the unique environmental and ownership context of the Bayview Southeast lands.
In preparing this Secondary Plan, it is anticipated that future urban expansion into the Bayview
Northeast (2C) lands as generally shown on Schedule "A" is likely in order to accommodate longer-
term residential and employment growth, municipal infrastructure, roads and certain public services
such as a secondary school and expanded neighbourhood park that may be needed to accommodate
continued growth and development of the entire Bayview East urban expansion area.
It is Council's objective to review this Secondary Plan in 2001 to determine if the Bayview
Northeast (2C) lands should be included within the Town's urban boundary. At that time, and in
considering whether to expand the urban boundary, Council will consider, among other matters, the
need for additional land, the rate and phasing of growth and the fiscal impact of such an expansion.
8 March 7, 2000
3.0 .LAND USE AND DEVELOPMENT POLICIES
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 hereafter referred
to as "The Bayview Northeast Area (2B) Secondary Plan".
3.1 The Bayview Northeast Area 2B Plan Concept
The Bayview Northeast Area 2B is intended to include: a primarily low intensity residential
community; a multi-use corridor along Wellington Street with a high quality streetscape showcasing
the Magna International Corporate Headquarters; protection of the East Aurora Wetland Complex;
an open space corridor along the East Holland River Valley; community shopping and other services
such as schools and parks; and, a prestigious new business park at Highway 404, the eastern gateway
to the Town of Aurora.
3.1.1 Intent and General Characteristics
a) It is intended that all land uses be developed on full urban services, unless otherwise
permitted by this Plan.
b) The development of lands at Highway 404 have been identified by Council as a high
development priority and are designated Business Park to encourage high quality building and
site design in the near to long term. A portion of these lands may also be attractive for
Regional-serving Retail Commercial uses.
c) The Wellington Street East corridor will fulfill a role as a major gateway to the Town from
the east, a key structural component for the neighbourhoods of Bayview East, and as a
superior urban setting complementing the Magna International Corporate Headquarters.
d) Linear and Other Open Space will be provided along the Holland River East valley. This
designation will provide a continuous open space corridor providing a general boundary for
urban development within the secondary plan; protect and maintain the East Aurora Wetland
Complex; provide significant opportunity for resource management, habitat creation and
enhancement; and a significant land base on which to create an "urban wildlife park" as
endorsed by Council and described in the Environmental Management Plan and
Environmental Management Plan update.
e) The community structure of the Bayview Northeast area recognizes the emerging Bayview-
Wellington Centre. Access via street connections to the Bayview-Wellington Centre lands to
the west is made possible at key locations and the design of uses on the east side of the
Bayview-Wellington intersection shall have regard for the unique open space gateway to the
existing urban area of the Town created by the Bayview-Wellington Secondary Plan and the
North Bayview Residential Neighbourhood.
f) A road system to connect to the arterial road network at appropriate locations, offering a
choice and flexibility in routes and providing continuous mid-block connection is provided.
g) A trail system will link the Bayview Northeast neighbourhoods internally and externally to
the Aurora Trail within certain east-west collector roads, Wellington Street, and the Linear
and Other Open Space area along the East Holland River Valley. Within the Linear and Open
9 March 7, 2000
Space designation, this trail will not be permitted within the boundary of the East Aurora
Wetland Complex.
h) With the exception of lands within the East Holland River Valley and the East Aurora
Wetland Complex, remaining.!ands within the Bayview Northeast Area 2B exhibit relatively
few environmental constraints as detailed in the Environmental Management Plan and update.
i) It is anticipated that the population and employment generated by the Bayview Northeast 2B
Plan will contribute to achieving Aurora's growth projections to the year 2016. The
Secondary Plan will generally be phased in an orderly and efficient manner from west to east.
The location and rate of growth will be managed recognizing the need to: maximize available
capacity in existing municipal infrastruture first; extend services and allow development along
Wellington Street to the Business Park at Highway 404 as a high priority; provide major new
municipal infrastructure to service lands closer to the Holland River Valley and in the
Bayview Northeast Area 2C; and, accommodate the cost of urban growth in a fiscally
responsible manner. Final details with respect to the implementation of this Plan will be
secured through future subdivision plans and agreements and any other agreements as
required by the Town.
j) The community structure of the Bayview Northeast area recognizes additional lands within
Aurora to the north and east is likely to become urban in the long term. Planning for water and
wastewater servicing, environmental management, transportation, commercial uses, parks and
schools has broadly considered urban expansion beyond the planning horizon of this
Secondary Plan to ensure a comprehensive approach.
3.1.2 Wellington Street East Corridor
Wellington Street East is a highly visible and accessible entryway to the Town from Highway
404 and points east. This role will become increasingly important as the Town grows. The
Wellington Street East corridor is a key structural component of the entire Bayview East urban
expansion area linking the Magna International Corporate Headquarters, new residential
neighbourhoods to the north and south respectively, and the Highway 404 Business Park lands.
Urban Design Guidelines for the Wellington Street East Corridor may establish a more detailed
distribution ofland use and densities, and will establish specific urban design principles to guide
new development generally within 200 metres of Wellington Street between Bayview Avenue
and Highway 404, and lands designated Business Park fronting Highway 404. Urban Design
Guidelines will be prepared to the satisfaction of the Town prior to the approval of the first draft
plan of subdivision or site plan within the Wellington Street Corridor and will be approved by
Council resolution as an addendum to this Plan. The Guidelines may be prepared by landowners
provided they are completed in a comprehensive manner and are subject to a peer review by the
Town, the cost of which shall be borne by the affected landowners.
The Urban Design Guidelines will have regard for the purpose, objectives and policies of this
Plan and will address the following key design elements:
a) The character of Wellington Street East is intended to be a broad avenue, quite formal for
much of its length, showcasing high quality buildings which house a variety of urban
activities including corporate business, shopping, residential, culture and recreation. A
coherent streetscape will be achieved in large part by a landscaped median as well as by
attention to landscape architectural elements within development areas. Maximum advantage
10 March 7, 2000
should be taken of the undulating topography, such a distinctive feature of Aurora, to provide
long views to the existing built area, to the countryside and opportunities for views of new
landmark development within the corridor itself.
b) Wellington Street East will llOt be developed as a traditional commercial "strip," which
typically include: unco-ordinated building design and placement; multiple driveways and
access points; expansive, unscreened surface parking lots; numerous, large and unintegrated
signage; little or no landscaping of public or private property; and little or no pedestrian
amenity.
c) The corridor will play an important role in achieving the Town's employment objectives.
d) The prominent character of Wellington Street East will be defined in part by a landscaped
median between Bayview Avenue and Leslie Street to be installed when undertaking
improvements and widening of the street. The median is to be well-landscaped and will assist
in balancing the roles of the street: carrying large traffic volumes; providing the main activity
"spine" for lands east of Bayview Avenue; and providing the major eastern gateway to
Aurora. Opportunities to extend the landscaped median from Leslie Streetto Highway 404
will be pursued in concert with the Region and adjacent landowners.
e) Wellington Street East will accommodate a mixture of land uses within an integrated overall
concept for the Corridor. Residential, commercial, institutional and business park uses will
be permitted in a manner that is compatible with the intended role of Wellington Street East
and with adjacent development.
f) Community Commercial uses will be concentrated at the Bayview-Wellington and Leslie-
Wellington intersections.
g) Medium-to-high residential densities and concentrated commercial and business park
development, generally in low-to-mid rise built form, will contribute to a high quality
streetscape, support the provision and use of transit, and complement the anticipated low rise
development on adjacent land.
h) New development located in the VICimty of the Magna International Inc. Corporate
Headquarters will complement its built form and prestige character.
i) The Bayview-Wellington intersection is the eastern gateway of the Bayview-Wellington
Centre which includes the Town Hall Civic Square. Development on the east side ofBayview
Avenue shall support this role by incorporating high quality building and site design. Site
design will also have regard for the unique open space area that is planned on the west side
of the intersection with Bayview A venue.
3.2 Residential Policies
3.2.1 General Policies
a) The residential community in Bayview Northeast shall be predominantly low intensity residential
uses. The development and design of neighbourhoods shall have regard for the character of
existing Aurora neighbourhoods and should provide a range and mix of primarily at-grade
housing forms.
11 March 7, 2000
Along Bayview Avenue and Wellington Street East, medium to high density housing, primarily
in th.e form of townhouses or low-rise buildings, some of which may contain ground floor
commercial uses, is intended to ensure that a full range of housing types is offered in the urban
expansion area east of Bayview .Avenue.
b) Two residential land use designations are established in this plan as described in Section 3.2.2
and illustrated on Schedule "AA'':
i) Low-Medium Density Residential
ii) Medium-High Density Residential
c) All forms of supportive housing including nursing homes, retirement home accommodation,
senior citizens' homes, housing for persons with special needs, group homes, crisis type facilities
and rooming, boarding and lodging houses may be permitted in residential designations. These
uses shall be in conformity with the prevailing residential land use designation and subject to the
requirements of the Zoning By-law. Supportive housing shall be appropriately located within the
neighbourhood and will be encouraged to locate adjacent to commercial centres and integrated
into the neighbourhood rather than located in large readily identifiable sites.
d) Places of worship and community facilities, such as fireballs and libraries, may be permitted in
residential designations subject to the review of a specific development proposal and rezoning,
pursuant to the provisions of this Plan and which addresses criteria including traffic and parking
impacts. Such uses shall be appropriately located within the neighbourhood and will be
encouraged to locate close to commercial centres, institutional uses, and/or parks and open space.
e) Accessory uses and home occupations which are accessory and subsidiary to the residential use
and compatible with the amenity of the residential environment may be permitted in all
residential areas. The physical appearance of the building, the number of accessory uses per lot
and parking standards will be addressed in the Zoning By-law.
f) Neighbourhood-oriented support services including schools, playgrounds and licensed child care
facilities shall also be permitted in residential areas.
g) Development of housing units shall be provided in accordance with the overall Residential
Objectives of the Official Plan.
h) Consideration shall be made in the phasing of development to encourage a balanced mix of
housing densities for each stage of development in the Bayview East urban expansion area.
i) It is the intention of this plan to generally concentrate relatively higher densities along certain
parts of Bayview Avenue and Wellington Street East where commercial, recreational and transit
facilities may be most accessible.
j) The reuse of heritage buildings within residential areas is encouraged further to Section 3.8 of
this Plan.
k) Integration of the natural amenity area of the East Holland River Valley with the residential
neighbourhood shall be achieved in terms of visual, physical and public access.
I) All development shall comply with municipal topsoil and regional tree preservation by-laws.
12 March 7, 2000
m) Noise attenuation measures may be required for development adjacent to arterial roads or
collector roads to satisfY tbe requirements oftbe Ministry of the Environment and Energy and
the Regional Municipality ofY ork. Such measures shall minimize negative aesthetic impacts on
tbe streetscape.
3.2.2 Residential Designations
The following residential designations are established for lands witbin the Bayview Northeast
Area 2B Secondary Plan.
a) Low-Medium Density Residential
i) Low-Medium Density Residential shall include predominantly at-grade housing forms
such as single detached dwellings, duplexes, semi-detached dwellings, triplexes,
quadruplexes, street rowhouses and/or block rowhouses. In areas designated for Low-
Medium Density Residential, a mix of housing types shall be provided, subject to the
maximum density and building heights.
ii) The overall density of development for lands designated Low-Medium Density Residential
shall not exceed 25 units per net residential hectare (10 units per net acre). The maximum
density for any individual residential lot and/or block on lands designated Low-Medium
Density Residential shaH be 44 units per net residential hectare ( 18 units per net acre).
iii)The maximum proportion of multiple unit housing including triplexes, quadruplexes,
street rowhouses and/or block rowhouses relative to the total number of dwelling units
on land designated Low-Medium Density Residential shall be 25 per cent.
iv) The least intensive residential uses are encouraged adjacent lands designated Linear and
Otber Open Space and the Recommended Environmental Protection Line as shown on
Schedule "AA''.
v) Building heights shaH not exceed three storeys.
The above-noted policies shaH be evaluated and implemented through plans of subdivision
and/or site plan approval for each land holding in the secondary plan area.
b) Medium-High Density Residential
i) Medium-High Density housing shaH include a range of predominantly above-grade
housing forms such as stacked rowhouses, terrace houses, maisonettes, and garden
apartments. In areas designated Medium-High Density Residential, a mix ofhousing types
shaH be provided, and may include street and/or block row houses in the Low-Medium
Density designation.
ii) It is tbe intention oftbis Plan to locate Medium-High Density Residential designations on
lands adjacent to certain parts of Bayview Avenue, St Johns Sideroad near Bayview, and
WeHington Street East where commercial, recreational, community services and transit
facilities will be most accessible. The location and size of such areas are intended to allow
for a wider range of housing choices in tbe Bayview East area, provide a strong built form
presence along these major roads, and ensure an appropriate transition to the lower
13 March 7, 2000
intensity housing comprising most of the community. In evaluating development plans,
the Town shall seek appropriate vehicular circulation and parking arrangements in
Medium-High Density Residential Designations.
iii)The maximum net residential density for any individual lot and/or block designated
Medium-High Density Residential shall generally not exceed 99 units per hectare ( 40 units
per acre). Buildings heights shall generally not exceed four storeys. At certain locations
along Wellington Street East, building heights may increase provided such an increase is
considered appropriate as articulated in the Urban Design Guidelines and does not exceed
seven storeys in height as set out in the Official Plan.
3.3 Mixed Use Policies
3.3.1 General Policies
a) The .Mixed Use designation is intended to accommodate a variety of uses, community services
and facilities, all in close proximity to Wellington Street and in a manner that contributes to
pedestrian activity and amenity.
b) Retail and service commercial uses shall be encouraged on the ground floor of multi-storey
buildings within all lands designated Mixed Use. Residential apartments and offices shall be
permitted on the upper levels of multi-storey buildings where the ground floor is provided as
commercial retail and service uses.
c) Development within the Mixed Use designations shall generally not exceed four storeys in
height. At certain locations on Wellington Street East, building heights may increase provided
such an increase is considered appropriate as articulated in the Urban Design Guidelines and does
not exceed seven storeys in height as set out in the Official Plan.
d) All development shall comply with municipal topsoil and regional tree preservation By-laws.
e) Outdoor parking shall be well-screened and buffered along Wellington Street East, with specific
requirements determined through rezoning applications and the site plan approval process.
t) Outdoor storage of materials shall not be permitted.
3.3.2 Permitted Uses
The following uses shall be permitted within the Mixed Use designation:
a) Business and professional offices;
b) Convention centres and banquet halls;
c) Institutions, community services, civic and cultural uses, as established in Section 3.6 of this Plan;
d) Sports, health, fitness and recreation facilities;
e) Convenience and Community Commercial uses, as established in Section 3.4 of this Plan;
t) Banks and financial institutions;
14 March 7, 2000
g) Restaurants; and
h) Medium-High Density Residential uses, as established in Section 3.2 of this Plan.
3.4 Commercial Policies
3.4.1 General Policies
a) Commercial development is to be primarily focussed on Wellington Street East to enhance
the street's role as an important element in the new community. Commercial uses along
Wellington Street East are intended to primarily serve the shopping and service needs of
residents, businesses and employees of the new community, as well as elsewhere in Aurora.
A key focus of commercial development in the Bayview Northeast Plan is the Bayview-
Wellington intersection in order to emphasize the importance of this location in the Town's
structure and to complement the commercial uses newly established and planned in the
BayView-Wellington Centre. ·
b) The development of lands at Highway 404 have been identified by Council as a high
development priority and are designated Business Park to encourage high quality building and
site design in the near to long term. Regional-serving Retail Commercial uses are
contemplated by this Plan because of the high visibility and accessibility of lands between
Leslie Street and Highway 404 and the attractiveness of this location for uses serving not only
the. growing population of Aurora but also the surrounding urban and rural areas. However,
the general nature and scale of possible future uses cannot be predicted at this time. Regional-
serving Retail Commercial uses shall be considered by the Town subject to a public process
and amendment to this Plan on lands designated Business Park on the north side of
Wellington Street between Leslie Street and Highway 404, if the following conditions are
met:
i) pre-eminent site, building, and landscape design;
ii) comprehensive planning to ensure consistent high quality image as described in
Sections 3.5 Business Park and 3.9 Urban Design of this Plan;
iii) a traffic study prepared by a qualified traffic consultant which demonstrates that traffic
impacts associated with the proposed development can be accommodated without
adversely affecting the capacity of the road system or adjacent land uses and is
acceptable to the Town and Region;
iv) a market study acceptable to the Town;
v) impacts on surrounding existing and planned land uses are acceptable to the Town.
Any proposed retail facility in excess of 30,000 m2 in gross leasable square metres in this
location shall also have regard for policy 3.3 .6 of the Region of York Official Plan.
c) For the purposes of this Secondary Plan, the following commercial categories are hereby
established:
i) Community Commercial
ii) Convenience Commercial
15 March 7, 2000
In addition to these commercial categories, restaurant, retail and service commercial uses are
permitted within the Business Park designation subject to Section 3.5.2 c) and d) of this
Secondary Plan.
A Regional-serving Retail Commercial designation may be added by amendment to this Plan
subject to Section 3 .4.1 b) of this Plan.
d) A high standard of building design and landscaping shall be encouraged in all commercial
areas, particularly where those developments are adjacent to residential development.
Buildings shall be sited, where feasible, close to the street lines in order to provide definition
and enclosure to the street and mitigate the negative visual impact of extensive parking in
front of a building. Design shall ensure that parking areas are landscaped, lit, shaded and
screened to be visually attractive, safe and supportive for pedestrians.
e) The 2% open space dedication provision under Section 42 of the Planning Act shall apply to
all commercial sites.
f) All development shall comply with municipal topsoil and regional tree preservation by-laws.
g) Adequate parking shall be provided in accordance with the standards of the Zoning By-law.
h) Development shall be served with full municipal services, unless otherwise permitted by this
Plan.
3.4.2 Convenience Commercial
a) The Convenience Commercial designation efland is intended accommodate uses which cater
to day-to-day shopping needs including convenience stores, personal service establishments,
drug stores and retail stores. Restaurants, places of entertainment, and offices shall also be
permitted. Upper floor office and/or residential uses shall also be permitted.
b) Where upper level residential or office uses are proposed, the maximum building height shall
generally not exceed three storeys.
3.4.3 Community Commercial
a) The Community Commercial designation applies to certain lands along Wellington Street East
predominantly at the intersections of Bayview Avenue and Leslie Street. This designation is
intended to provide opportunities for low-rise multi-tenant buildings to accommodate uses
which generally cater to weekly shopping and service needs of residents and businesses in the
community including: drug stores, specialty stores, retail stores, offices, places of
entertainment, studios, personal services, and recreational and health establishments, and uses
permitted in the Convenience Commercial designation. Food stores and/or supermarkets are
also permitted subject to the provisions of section 3.4.3 (d).
b) Uses prohibited in a Community Commercial designation generally include automobile
service stations, car washes, automobile repair uses, and large scale retail warehouses catering
to a regional market. However, in the northeast and southeast comers of the Wellington-Leslie
16 March 7, 2000
intersection automobile service stations and accessory car washes are permitted, subject to the
following:
i) Development shall be of a very high quality and shall have regard for Section 3.9
Urban Design;
ii) Building and site design of service stations shall be designed to acknowledge the
broader context of the Community Commercial and Business Park designations;
iii) A limited amount of retail goods and services and fast-food restaurant uses are
permitted provided such uses are located within and accessory to the kiosk associated
with the automobile service station.
c) Outside storage or display of goods shall not be permitted.
d) Council recognizes that food stores and/or supermarkets typically have an important role in
the plarmed function of a Community Commercial designation. Accordingly, such uses will
be permitted subject to re-zoning, and the provision of a study demonstrating that there is
adequate market support for such use.
e) Drive-through commercial uses, such as restaurants and financial institutions, are allowed
provided they are designed as an integral part of the overall development, and are situated
close to the street in a manner which assists in screening and buffering surface parking and
contributing to an enhanced urban design.
3.5 Business Park Policies
3.5.1 General Policies
a) The Business Park designation is intended to provide opportunities for a mix of high quality
employment uses and a variety of supporting commercial and community facilities geared
generally to satisfYing the needs of residents, businesses and employees in the Town of
Aurora and the Region.
b) Development in the Business Park designation shall display high design standards and shall
include uses such as corporate head office, research and development facilities. The visual
attractiveness and consistent image of such areas are of prime importance. Restaurants, retail
and service commercial activities will be strictly controlled by the implementing Zoning By-
law. Other industrial uses and employment activities are also permitted within the Business
Park designation subject to the more specific policies in Section 3.5 .2.
c) Business Park lands shall be planned, designed and built in an integrated campus-like setting
to create a striking built presence on Highway 404 and Wellington Street East. Building and
landscape design shall facilitate the establishment of distinctive, landmark buildings. Two key
locations are envisioned:
i) Adjacent the existing Magna International Corporate Headquarters and along Wellington
Street in the vicinity of Magna Drive; and
ii) A new Business Park generally between Leslie Street and Highway 404 on both sides of
Wellington Street East, and which provides a major gateway into the Town.
)
17 March 7, 2000
d) To ensure a high quality of development, the Town shall have regard for the following
plartning considerations, and the Urban Design guidelines to be developed in accordance with
Section 3.1.2 and Section 3.9 of this Plan:
i) ·site planning of buildings, parking areas, access driveways, loading areas, landscaped
areas and walkways, in a manner that enhances the campus-like setting of the Business
Park;
ii) building and site design aimed to achieve a harmonious relationship with the
surrounding natural environment and topography;
iii) on-site circulation to provide convenient pedestrian and vehicular access to parking
areas, loading spaces, building entrances, adjacent streets, and possible future transit
routes.
iv) lot grading and drainage; and
v) design and location of signs and external lighting.
e) Buildings shall generally be low to mid-rise in form and shall generally not exceed four
storeys in height. At certain key intersection locations on Wellington Street, building heights
may increase provided such an increase is considered appropriate as articulated in the Urban
Design Guidelines and does not exceed seven storeys in height. Council may also consider
re-zoning applications for an increase in height beyond seven storeys on lands adjacent to
Highway 404 provided:
i) the lands are part of a contiguous and comprehensive development proposal;
ii) any increase in height is terraced, and required to create a distinctive, landmark
architectural design;
iii) will not create any adverse impact on adjacent land uses; and
iv) the proposal is consistent with Urban Design Guidelines prepared for the area.
f) Large surface parking areas should not be highly visible from public streets.
3.5.2 Permitted Uses
The Business Park designation permits an integrated mix of employment activities and businesses
that occur within buildings and on sites that are designed, and landscaped to present a high
quality, prestige image.
a) Permitted uses include:
• business and professional offices;
• hospitality and accommodation related uses including hotels and motels, and other
alternative forms providing extended-stay accommodation;
• limited retail and service commercial uses subject to in Section3.5.2 (c)
• research, development, training facilities and laboratory uses;
18 March 7, 2000
• scientific, technological or communications establishments;
• institutional uses including government services compatible with and complementary to
the planned function and policies of the designation;
• daycare centres; and
• conference centres.
• Industrial and other employment uses subject to Section 3.5.2(f)
b) Lands designated Business Park may be approved to also permit the following uses, subject
to the review of a specific development proposal and rezoning, pursuant to the provisions of
this Plan:
• private and commercial schools;
• community facilities;
• banks or other financial institutions
• places of worship;
• sports, health and fitness recreational uses;
• banquet halls; and
• entertainment uses and night clubs, where internally integrated as a component of an office
building or hotel or other compatible and complementary use.
In addition, uses permitted in the Mixed Use designation as established in Section 3.3.2 of
this Plan may be permitted, with the exception of Medium-High Density Residential, provided
they are part of a contiguous and comprehensive development proposal on adjacent lands
designated Mixed Use.
c) Limited retail sales and service commercial uses may be permitted as part of a hotel, a motel
or an office building subject to satisfYing the following criteria:
i) the retail sales or service commercial use shall be designed as an integral part of and
located internal to the hotel, motel or office building;
ii) primary access shall be provided from the interior lobby of the building;
iii) retail sales in an office building shall be limited to convenience goods necessary to
serve the occupants;
iv) retail sales in a hotel or motel shall be those normally and customarily provided to cater
to the exclusive needs of hotel or motel patrons; and
v) personal services shall be limited to those generally servicing businesses and
employees within the Business Park designation such as barbershops, beauty salons
and dry cleaning pick-up establishments.
d) It is intended that restaurants be developed within hotel, motel or office buildings. Where
free-standing restaurants are proposed, Council shall consider those applications based on the
following:
i) the proposal will not result in an undesirable concentration of such uses;
ii) the proposal will not create problems regarding traffic congestion, site access or on-site
traffic circulation; and
iii) the proposed building and site design of the restaurant is consistent with the character
and quality of development in the Business Park.
19 March 7, 2000
e) Applications will be considered by the Town on lands designated Business Park east of Leslie
Street and on the north side of Wellington Street, for Regional-serving Retail Commercial
uses subject to Section 3 .4.1 (b) of this Plan.
f) Industrial uses and other employment activities including such business activities as
manufacturing, assembly, fabrication, processing, warehousing and storage of goods and
materials are permitted within the Business Park designation provided they occur within
buildings and on sites that have a high quality, prestige design standard. Accessory office
uses will be permitted provided they are on the same lot and related to the main industrial use.
·Ancillary retail uses are permitted within this designation, provided that such retail uses are
clearly accessory to the main permitted use and that the area from which the retail sale occurs
is clearly separate from the area where the industrial use is carried out. Uses likely to cause
air pollution, odour, or excessive noise shall be prohibited.
g) The following uses shall be prohibited in the Business Park designation:
• commercial "self-storage" warehouses;
• outdoor storage;
• auto commercial uses;
• automobile service stations;
• car washes;
• automobile repair uses;
• autobody paint and repair; and
• retail uses involving accessory outdoor storage and/or display of merchandise.
h) Development oflands in the Highway 404 Business Park designation which fall within the
Oak Ridges Moraine Planning Area are recognized by this Secondary Plan as occurring
within a significant and sensitive area. Planning and development considered in this area will
have regard for the principles outlined in the Oak Ridges Moraine Area Implementation
Guidelines, or any successor legislation or guidelines for the Oak Ridges Moraine.
3.6 Institutional Policies
3.6.1 Schools
a) Provision shall be made in the Bayview Northeast Area 2B for two public and one separate
elementary school sites as shown schematically on Schedule "AA''. The location and
configuration of school sites to support the community structure and patterns ofland use shall
be further defined through plans of subdivision, in consultation with and approval of the
School Boards.
b) Council recognizes that a new secondary school is expected to be needed for students in the
Bayview East urban expansion areas. A possible location for the secondary school within
Bayview East Area 2B has been schematically shown on Schedule "AA''. Council
acknowledges that the secondary school may be relocated when detailed secondary planning
for the Bayview East Area 2C lands occurs. Any alternate location should be centrally located
within the Bayview Northeast area, and should have access on a major collector road. The
final location and configuration of the secondary school should support the community
structure and pattern ofland use and shall be further defined through plans of subdivision, and
in consultation with and approval of the public School Board.
20 March 7, 2000
c) Joint use sites and multiple use buildings among schools, day care centres, parks and other
community services will be encouraged.
d) Council will encourage high. quality site planning and architectural design of all school
buildings in order to:
i) promote safety and interest for pedestrians;
ii) provide efficient transit, school bus and private automobile drop-off functions to allow
the unrestricted flow of through traffic;
iii) provide attractive vistas for collector or local streets; and
iv) provide exposure and access to public use areas.
e) Land for schools shall be set aside according to procedures outlined in the Planning Act and
the Development Charges Act in consultation with and approval of the School Boards.
f) In the event that all or part of a Secondary School or Public Elementary School site is not
required by a School Board, the site may be developed for Low-Medium Density housing, in
conformity with all policies of this Secondary Plan. An amendment to this Secondary Plan,
to reflect the approved change in land use shall not be required.
3.6.2 Other Community Services
a) A full range of community support services shall be permitted within the Bayview Northeast
area including, but not limited to, child, social and health care agencies; a private hospital;
performing arts theatre, or other cultural centre; fire hall; libraries, ambulance facilities and
recreation centres.
b) These community services, particularly those requiring larger areas or buildings that may
serve residents from beyond the Bayview East communities, shall be encouraged to locate
within the Community Commercial and Mixed Use designations of the Wellington Street East
corridor. Council may require traffic studies to demonstrate adequacy of parking and
acceptability of traffic impacts.
c) Places of worship and community facilities are permitted subject to Sections 3.2.1 d) and
3.5.2 b) of this Plan.
d) Council may award density bonuses under Section 3 7 of the Planning Act to ensure the
provision of facilities, space or capital costs for social or recreational services which will
benefit the community subject to Section 4.5 of this Plan. This may include services such as
workplace child care, or other neighbourhood or community-based services, not provided for
through other provisions of the Planning Act or the Development Charges Act.
3.7 Parks And Open Spaces
3.7.1 General Policies
a) The Parks and Open Space designations in this Secondary Plan, in conjunction with the road
system and trails conceptually shown on Schedule "AA'' of this Plan, will provide a
21 March 7, 2000
continuous green way system throughout the community which links neighbourhood parks,
community facilities, and adjacent development, as appropriate. Such designations also
· generally serve to protect the Holland River Valley system and specifically the East Aurora
Wetland Complex, while providing the foundation for a Wildlife Park.
b) Having regard for Schedule I: Aurora Trail Network Concept of the Official Plan, this
Secondary Plan identifies a trail system to be created along the East Holland River Valley
with street connections to the existing community in the west and the proposed community
to the south, acknowledging possible future connections to the north and east. The trail along
the Holland River Valley may be established within the buffer areas adjacent to the East
Aurora Wetland Complex, but not within the Wetland Complex, as identified in the
Environmental Management Plan and update.
c) For the purposes of this Secondary Plan, the following Parks and Open Space categories are
established in this Secondary Plan:
i) Linear and Other Open Space
ii) Neighbourhood Parks
iii) Parkettes
iv) Wildlife Park
d) Lands designated Parks and Open Space and shown schematically on Schedule "AA'' have
been determined in consultation with the Town's Leisure Services Department, having regard
for the Town of Aurora Culture and Recreation Master Plan, and the Bayview Northeast
Master Servicing Plan, Environmental Management Plan and update, and the Municipal
Financial Impact Study. Detailed boundaries for these designations, particularly the
Environmental Protection Line as shown on Schedule "AA" and as identified in the
Environmental Management Plan update, shall be finally determined through the
implementing Zoning By-law and subdivision approval process.
e) Woodlots and tree stands worthy of preservation may be incorporated as areas for passive
recreation, in addition to the minimum amount of clear land required by the Town to
accommodate the desired active recreational facilities. Where a park is entirely or partly
established to preserve wooded areas only passive recreational uses and supportive
conservation practices approved by the Town shall be permitted within those wooded areas.
f) Stormwater management facilities may be incorporated into Parks and Open Space
designations but shall generally not be accepted as part of the parkland dedication, nor shall
be allowed within the East Aurora Wetland Complex and the required setback areas adjacent
to it.
g) Park design, including layout, 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.
3.7.2 Parks and Open Space Categories
Where appropriate, functions and facilities of the Parks and Open Space categories may be
combined or integrated.
22 March 7, 2000
a) Linear and Other Open Space
The Linear and Other Open Space designation generally consists of the East Holland River
Valley which is identified as an Environmental Protection Area on Schedule "D" of the
Official Plan.
It also includes part of the East Aurora Wetland Complex, which has been identified as being
of provincial significance. The Linear and Other Open Space designation also provides a
natural limit for urban development along the west side of the Holland River valley. Uses
within this designation shall generally be restricted to passive recreation, including trails along
the Holland River and in the setbacks adjacent to the East Aurora Wetland Complex, and
other uses and activities that contribute to conservation and enhancement of the natural
landscape and features.
No development and site alteration will be permitted in the Aurora East Wetland Complex.
In addition, a development setback from the boundary of the Aurora East Wetland Complex
and other lands designated Linear and Open Space along the Holland River Valley, shall be
provided as shown by the Recommended Environmental Protection Line on Schedule "AA'',
and as described in detail in the Environmental Management Plan update. This setback is
intended to protect and maintain all wetland features and functions that contribute to its
evaluation as provincially significant in accordance with the Provincial Policy Statement.
As described in the Environmental Management Plan update, in addition to this development
setback, the following environmental management policies shall apply:
i) The adjacent development setback area should be significantly landscaped with a mixture
of conifer and deciduous planting so as to ensure the open water ponds are effectively
screened from adjacent development.
ii) The two southerly ponds should be rejuvenated to achieve wetland values and enhance
wildlife habitat.
iii) Water levels in the two northern ponds should be maintained at lower management levels
than present to enhance wetland vegetation and habitat.
iv) A program for managing water levels on a regular basis should be developed and
maintained for all pond areas.
v) Part of the existing conifer plantation on the east side of the central pond on lands adjacent
to this secondary plan and referred to as Bayview Northeast Area 2C should be managed
to increase diversity and provide more open field habitat.
vi) Only one road crossing of the Linear and Other Open Space designation should be
provided in the location conceptually shown on Schedule "AA'', so as to minimize impacts
on the East Aurora Wetland Complex and reduce fragmentation of this natural open space
corridor along the Holland River valley.
b) Neighbourhood Parks
i) The Neighbourhood Park designation is established in accordance with Official Plan
Section 3.5 .2.3.
23 March 7, 2000
ii) Neighbourhood Parks will generally be located adjacent to schools, as shown on Schedule
"AA'', to facilitate multi-purpose shared use of community facilities and where possible
are to be accessible by the trail system.
iii) Joint, shared or multiple.use of functions and facilities of Neighbourhood Parks and
Community Parks shall be encouraged.
iv) Council recognizes that a Community Park, as defined in the Official Plan, will not be
needed in the Bayview Northeast Area 2B.
v) Notwithstanding 3.7.2 (b) iv) above, Council has identified the need to provide an
expanded Neighbourhood Park on the east side of the Holland River valley just south of
the proposed east-west collector road crossing, to supplement and complement the smaller
Neighbourhood Parks schematically shown on Schedule "AA'', and to provide for some
of the needs of larger-scale, active, outdoor recreation including basketball, soccer,
baseball, tennis and playgrounds for Bayview Northeast 2B residents as the area grows.
This Neighbourhood Park shall have direct access to a collector road and shall be located
and planned to minimize adverse impacts on the potential Wildlife Park.
vi) Council anticipates the need to expand the larger scale Neighbourhood Park identified
s<;hematically on the east side of the Holland River valley, so as to accommodate a potential
Community Park that could serve residents of both the Bayview Northeast Areas 2B and
2C over the longer term. Council will, accordingly, protect for this potential parkland
expansion during any future secondary planning of the Bayview Northeast Area 2C. The
park's final location, size and configuration will be determined by the Town's Leisure
Services Department, in consultation and agreement with affected area landowners.
c) Parkettes
i) Small park spaces over and above those designated as Neighbourhood and Community
parks on Schedule "AA'' will be encouraged to be incorporated into development along
Wellington Street as urban design elements and amenities for residents, employees and
shoppers, and/or as connecting links with the open space system.
ii) Parkettes must be of a high quality of design. The inclusion of seating, planting areas,
sculptures, fountains and other visual amenities is encouraged by the Town. Parkettes
deemed acceptable by the Town shall be accepted toward the parkland dedication
requirement.
d) Wildlife Park
Council endorses the concept of a Wildlife Park, a significant natural base for which is
provided in the general vicinity of the East Aurora Wetland Complex and other
environmental protection areas within the Linear and Other Open Space designation as
identified on Schedule "AA''.
The western boundary of the Wildlife Park shall be consistent with the Recommended
Environmental Protection Line as shown on Schedule "AA" of this Plan, and will staked and
surveyed in accordance with the recommendations of the Environmental Management Plan
update.
24 March 7, 2000
In considering expanded opportunities for the Wildlife Park, the following policies shall
apply:
i) Natural features east of the Holland River valley within lands referred to as Bayview
Northeast Area 2C, including its extensive forested areas, fields and tributaries, should be
identified and evaluated in detail and development setbacks determined. Such a study
should occur prior to, or in concert with, any future secondary planning for the Bayview
Northeast Area 2C area.
ii) Investigate opportunities to naturalize stormwater management facilities located
immediately west of the Linear and Other Open Space designation, as additional open
space areas that could improve wildlife habitat and provide enhanced visual and physical
buffers to the East Aurora Wetland Complex.
iii) In addition to allowable parkland dedications under the Planning Act, creatively explore
other regulatory controls and methods of protecting or securing additional open space either
independently or in combination, including:
-Bonusing provisions, as set out in Section 4.5 of this Plan
-Conservation Easement Agreements, as provided for in Conservation Land Act
-Conservation Land Tax Rebate Program
-Voluntary Land Dedication, as provided for in the federal Income Tax Act
-Fundraising and sponsorship
-Municipal purchase through general tax revenue
No further amendments to this Plan will be required should additional lands designated for
urban uses west of the Recommended Environmental Protection Line, be negotiated and
secured for the purpose of broadening and enhancing the Wildlife Park.
3.8 Heritage
a) Ten heritage resource structures or sites have been identified by the Town within this Secondary
Plan area by Schedule "C" of the Official Plan. Prior to recommending draft approval of a plan
of subdivision for the lands on which these resources are located, Council shall obtain the
recommendation of the Local Architectural Conservation Advisory Committee as to whether the
resource should be retained, removed or can be demolished.
b) Retention and conservation of buildings of architectural and/or historical merit on their original
sites is encouraged and the integration ofthese resources into new development proposals in their
original use or an appropriate adaptive re-use is promoted.
c) Retention of natural heritage resources of historical, aesthetic and/or scenic value is encouraged
for integration into new development.
3.9 Urban Design
a) Development oflands fronting onto and generally within about 200 metres of Wellington Street
East will have regard for Urban Design Guidelines which will be prepared to the satisfaction of
the Town prior to the approval of the first draft plan of subdivision or site plan within the
Wellington Street corridor and will be adopted by resolution of Council as an addendum to this
25 March 7, 2000
Plan. The Guidelines may be prepared by landowners provided they are completed in a
comprehensive manner and are subject to a peer review by the Town, the cost of which will be
borne by the affected landowners.
b) In several locations within the Secondary Plan area, especially adjacent to the East Holland River
Valley and east of Leslie Street, lands reflect the rolling topography which is characteristic of
Aurora. Long range views are afforded from a number of vantage points.
i) Protection of views and view corridors shall be determined as part of the submission of
·applications for plans of subdivision, condominium and/or site plan approval, to the
satisfaction of the Town.
ii) Development within the Secondary Plan area shall conform to the principles of landform
conservation to preserve the unique visual qualities of the area .
. iii). 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 a policy of this Secondary Plan.
c) In order to assist in assessing the proposed development of an automobile service station and
accessory uses, it is anticipated that Council will have adopted Urban Design Guidelines. In
the event that the proposed development for an automobile service station use within the
Wellington Street Corridor precedes the adoption of such Guidelines, the Town will consider
undertaking the preparation of Urban Design Guidelines specifically for automobile service
station uses, based on contemporary practices in other municipalities.
3.10 Transportation
3.10.1 Roads and Circulation
a) The proposed transportation network servicing the Secondary Plan area shall include
public roads, pedestrian walkways, and pedestrian and/or bicycle trails. Private roads
internal to developments will directly access this network. Transit routes will be
accommodated on public roads as determined by the Town.
b) The road network shall generally be comprised of a grid of roads which connect to existing
major arterial roads (Bayview Avenue, Wellington Street East and St. John's Sideroad) at
intersections with existing and proposed roads within adjacent communities to the west
and south.
c) The alignment of collector roads, as shown schematically on Schedule "AA" and the
location of local roads, shall be determined as part of the submission of applications for
plans of subdivision, condominium and/or site plan approval, to the satisfaction of the
Town and the Region. Collector roads shall generally have rights-of-way width of20 to
26 metres. The specific function, alignment and design may be subject to further study.
The rights-of-way of all roads in and bordering the Secondary Plan area shall be protected
and dedicated in accordance with the requirements of the Town and the Region ofY ork.
Minor adjustments to the proposed roads as shown on Schedule "AA" shall not require an
amendment to this Plan provided that in general a grid-like circulation pattern of collector
roads is maintained.
26 March 7, 2000
d) The location and design of proposed road connections to Wellington Street East will be
determined by tbe Town and Region, in consultation witb affected landowners and having
regard for the planning and design objectives for tbe Wellington Street East Corridor and
Urban Design Guidelines.
e) Local roads will generally not connect directly to arterial roads.
f) In order to minimize negative impacts on the East Aurora Wetland Complex and as
described in the Environmental Management Plan and update, only one crossing of the
East Holland River Valley will be allowed in a northerly location as conceptually shown
on Schedule "AA''.
g) Roads terminating at the East Holland River Valley shall be designed to provide open
vistas to the valley at tbe valley edge, wherever possible.
h) Roads shall be designed to showcase Aurora's topography subject to Section 3.9 b).
i) Alternative road development standards, are encouraged where such reduced standards
complement the policies of this Plan and are acceptable to the Town of Aurora.
j) Locations for mid-block pedestrian walkways shall be identified as part of the submission
of applications for plan of subdivision, to the satisfaction of the Town.
k) The east-west collector road connecting the Bayview-Wellington Centre is an important
entrance to the new community and a potential connecting east-west link in the trail
system. Its entrance design east of Bayview Avenue to approximately the first north-south
collector road shall be comparable to Hollidge Boulevard on the west side of Bayview
Avenue. The right-of-way could be up to 30 metres through this section in order to
accommodate a landscaped median, vehicular traffic, a bicycle path, sidewalk and
landscaped boulevard. East of the first north-south collector road, the collector road right-
of-way may be reduced to 20 to 26 metres, subject to further subdivision design and
review.
I) Where residential development occurs adjacent to arterial roads or collector roads, studies
to determine tbe need for noise attenuation measures shall be completed to the satisfaction
of the Town, in consultation witb tbe Region and tbe Ministry ofEnvironment and Energy.
m) The Town recognizes tbat public dedication of a portion of the east-west collector road
soutb of Wellington Street along the southern boundary of the Mixed Use and Business
Park designation on Schedule "AA", may be phased provided:
i) access to any proposed development within the Mixed Use and Business Park lands
can be adequately provided from the adjacent north-soutb collector road connecting to
Wellington Street;
ii) satisfactory easements are secured for the provision of Town services; and
iii) not more tban 50 per cent of the adjacent land designated Mixed Use and Business
Park is under development applications being processed and/or approved by the Town.
27 March 7, 2000
n) The Ministry of Transportation expects that future widening of Highway 404 will occur
within the existing highway median and should not impact the secondary plan area. The
Ministry will review traffic studies and drainage plans prior to approval of draft plans of
subdivision within the secondary plan area to assess potential impacts on highway volumes
and interchange areas. Setbacks from Highway 404 and permits will be required for
buildings in certain areas proximate to the highway and interchange in accordance with
Ministry policy.
3.10.2 Transit
a) The Secondary Plan has been designed to encourage more intensive activities and
development along Wellington Street and Bayview Avenue to encourage the provision of
transit. The internal configuration of collector roads has also been generally designed in
a grid to facilitate the provision of transit on roads internal to the community.
b) Design of pedestrian circulation in all developments shall have regard for access to
possible future transit routes along Wellington Street, Bayview Avenue, and along
collector roads within the residential neighbourhoods.
3.11 Services
a) The Bayview Northeast Area 2B 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, unless otherwise provided for in this Plan and approved by the
Town. Roads are to be developed with curbs, gutters and sidewalks unless otherwise
approved by the Town.
b) The Secondary Plan lands shall be serviced in accordance with the Master Servicing Plan
and any modifications or amendments made thereto that are acceptable to the Town and
Region.
c) Development approvals, including the subdivision of land and site plan control, shall
require implementation ofthe findings and recommendations of the Master Servicing Plan
and Environmental Management Plan, and any updates made to those Plans. The number
and location of storm water management facilities on Schedule "AA" is conceptual based
on the Master Servicing Plan, and Environmental Management Plan and update. The
precise number, location and design of the stormwater management plan will be
determined through future subdivision planning subject to the criteria set out in the Master
Servicing Plan and the Environmental Management Plan and update.
d) The number of crossings of the East Holland River will be minimized and the detailed
location of such crossings will have regard for the Environmental Management Plan and
any updates to it, and be designed to the satisfaction of the Town and the Lake Simcoe
Region Conservation Authority.
e) The Town will consider private servicing arrangements for lands designated Community
Commercial on the southeast corner of Wellington Street and Leslie Street on an interim
basis only, provided such arrangements are satisfactory to the Town and do not preclude
connection to municipal services when such services are extended.
28 March 7, 2000
4.0 IMPLEMENTATION
4.1 Phasing of Growth
Due to the scale, location and costs associated with extending municipal services to the Bayview
NortheastArea2B lands and beyond, the Town considers it appropriate to provide for a logical, co-
ordinated and cost-effective expansion of urban development. The Town shall monitor development
and assess the suitability of policies of this Plan, in the context of future planning objectives,
required municipal infrastructure and the financial impact of growth.
The phasing or sequencing of growth within the Bayview Northeast Area 2B Secondary Plan will
be implemented generally in accordance with the following considerations:
i) The initial phase of urban expansion shall encompass development that can be serviced by
gravity into the existing Aurora East sanitary trunk system;
ii) It is a municipal priority to extend sanitary and water services to lands designated Business Park
at Highway 404 as soon as possible;
iii)Tbe equivalent of approximately 1,000 units of interim water capacity will be allocated to only
those landowners participating in the "front-ending" of serviced required for the Highway 404
Business Park. The Town agrees to work closely with the Region and affected landowners to
make available additional water capacity beyond this initial interim allocation.
iv) It is acknowledged that the build-out of certain lands in the Bayview Northeast Area 2B and lands
in the Bayview Northeast Area 2C, will require major infrastructure improvements including a
new trunk sanitary sewer generally along the Holland River valley, and an alternative long-term
water supply, as described in more detail in the Master Servicing Plan prepared for the Town.
The Town, in consultation with the Region, other agencies, and affected landowners will manage
the phasing of growth through the subdivision approval process, and any related agreements that
may be necessary.
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.
4.4 Site Plan Control
All lands within the Amendment area shall be subject to the site plan control provisions of Section
41 of the Planning Act, in accordance with the policies of the Official Plan.
29 March 7, 2000
4.5 Bonusing
Council may authorize bonuses (increases in the height and density of development) under Section
37 of the Planning Act, in accordance with Section 4.5 of the Official Plan. Council will have
specific regard for the potential use of such bonuses where they facilitate the protection and
securement of additional lands for tlfe Wildlife Park concept endorsed by Council and described in
Section 3.7(d).
4.6 Densities
Subject to all other provisions in this Plan, areas for a range of residential densities are shown on
Schedule "AA'' attached hereto. Minor modifications to the area and location of the lands so
designated may be permitted without an amendment to this Plan, provided that the intent of the Plan
is maintained. Specific densities shall be determined as part of the development review process in
accordance with Section 3.2 Residential Policies.
4.7 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.
4.8 Cost Sharing
In addition to Development Charges capital contributions, the Town will require the use of
Developer Cost Sharing Agreements or other suitable arrangements amongst landowners to address
infrastructure and other public uses and services among related Plans of Subdivision in order to
implement development of the secondary plan area and equalize the cost of development. Such costs
may include secondary plan component studies, other common studies, infrastructure, facilities and
works, including the establishment of school and park sites.
The Town will not negotiate or be a party to such arrangements but must be assured that the
document assigns cost sharing in an equitable manner. The issuance of approvals or the release of
lands for development may be subject to the finalization, execution or registration of such cost
sharing agreements, as appropriate.
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 the 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 convenience only.
30 March 7, 2000
e) In accordance with Section 4.14.1 of the Town's Official Plan, Council recognizes that some
flexibility regarding the urban boundary of the secondary plan shown on Schedule "AA'' on the nortb
side of Wellington Street between the Holland River Valley and Leslie Street may be appropriate
when evaluating future development proposals in this area, provided it can be demonstrated that the
inclusion of any additional lands beyond the general boundary shown is:
i) complementary and accessory to the land uses designated by this Plan for Wellington Street;
ii) an integral part ofland owned by the proponent within the Wellington Street corridor and is not
separated from Wellington Street by a clearly discernable physical feature within the same
ownership
iii) beneficial to the Town's overall goals and objectives for Wellington Street and has been
considered as part of the Urban Design Guidelines prepared for the corridor;
iv) directly serviced with local municipal roads and other services from Wellington Street and will
not preclude or have an adverse impact on the potential ability to service lands to the nortb as
may be required in the longer term
v) insignificant in terms of the Town's overall population and employment growth and will not have
an adverse municipal financial impact.
SCHEDULE A
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TOWN OF AURORA OFFICIAL PLAN
LEGEND
LJ UltUN RESIDENTlAI.
~ SlaRIAN RDIDENTW.
mmi ESTATE RESIDEHTIAL
-COMMERCW.
-tCIUST1IIAL AURORA EAST NMJ511lW.
ESTATES ---·--··-···· ~~~=-~-=·::.:
-.. STmiTDW. R P\B.IC OPEN PACE
Iii "'IYATE DfiUI SPACe c:::: ........
&PECW. STUDY Qfll IECONDMY ..__ ...... ________ .. ____ _
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SCHEDULE "14.
LAND USE PLAN
KAL.I \•'10000
FUTURE URBAN EXPANSION AREAS
I Yonge St. South
Bayview East
a. South Secondary Plan Area
b. North Secondary Plan Area
f) St Johns/Bathurst
1:
II
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SCHEDULE "M"
Land Use Plan
Bayview Northeast
Secondary Plan
LEGEND
ESd •
Low-Medium Density
Residential
Medium-High Density
Residential
Convenience Commercial
Community Commercial
Mixed Usa
~ Business Park
• Secondary School • Se-Bomentmy School
• Public Elemenlaly School
1::~=1 Neighbourhood Park
l)i.lf:l Wildlife Park
11 --·-
Unear & Other Open Space
Trail System
S!Dnnwater Management Facllily
(locations concepbJal only)
Recommended Environmental
Prol8cllon une
Secondary Plan Boundary
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SCHEDULE "A-1"
TOWN OF AURORA
BAYVIEW EAST
URBAN EXPANSION AREA
Secondary Plan Locations
,_ OF ~
Bayview Northeast
Aroa 2C (Future)
Existing Bayview
Southeast Areas 2A
(OPA20)
VANDORF
ROAD
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SCALE-I, 60,000
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1000 0 1000 zooo 3000 •ooo
Me Ires
1000 0 1000 zooo :sooo •ooo
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a • ', r,f ..... TO~N :F AURORA OFFICIAL PLAN
SCHEDULE .H.
qj@MHI SITE SPECIFIC POLICY AREAS SITE SPECIFIC POLICY AREAS
Lands deleted from
Site Specific Policy
Area 3.6.2d
l e
SCHEDULEH
Explanatory Note Re OPA # 30
OPA # 17, an Official Plan Amendment that implements the Town's Growth
· Management Study set out several "urban expansion areas" that were intended to
provide for the Town's long term growth. Priority was given to the-Bayview East
Urban Expansion area because it provided for a logical expansion of the community
and links the residential community with lands abutting highway # 404 along the
Wellington Street Corridor. OPA # 30 applies to the lands in part of lots 20-26 in
Concession II and Lots 19-22 in Concession Ill, E.Y.S. more particularly described
in the key plan attached.
Official Plan Amendment# 30 has two purposes; to bring the lands in part of lot 22,
Concession Ill into the Future Urban Expansion Area, and to provide policies and
changes to land use through a Secondary plan for all of the lands shown on the key
map attached.
The Secondary Plan changes the land use designations from "Rural" to "Urban
Residential -Low Medium Residential and Medium High Residential, Convenience
and Community Commercial, Business Park, Open Space, Mixed Use, and
Institutional". These land use changes would permit the development of the subject
lands for a low density residential community that includes parks and open space,
schools, commercial uses and community facilities, a business park as well as a
mixed use corridor along Wellington Street. A road pattern that allows for linkages
between public and private lands is also part of the amendment.
The plan provides for a series of parks including a Wildlife Park that would centre on
the wetlands that are located in Concession II along the eastern boundary of the
Secondary Plan. Policies for· the protection and management of the wetland area are
also provided.
The preparation of Urban Design Guidelines is a prerequisite to development on the
Wellington Street Corridor and along highway# 404.
I ' I
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KEYPLAN
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TOWN OF AURORA
BAYVIEW EAST
URBAN EXPANSION AREA-
secondary Plan Locations
,_ OF .._,.
Boyview Northeast
Anla2C (Future)
Existing Boyview
Southeast Areas 2A
(0PA20)
,_ OF -.....
SCALE -I, 60,000
I 0 • Mile1
,. •• ,~~0 0 1000 '2!1!! 3000 •COO
1000 0 1000 2000 '900 •ooo
T~IIS
.. .. .. ..
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