BYLAW - Adopt OPA 34 - 20000425 - 417600DSCHEDULE"A"
Description of the Land:
Part of Lots 74 and 75, Plan 30
Town of Aurora
Regional Municipality of York (No. 65)
Tax Roll Number: 1946 000 030 51400 0000
Our File Number: 99-01
Schedule B
THIS AGREEMENT made in triplicate the 25th day of April,
A.D., 2000, BETWEEN:
THE CORPORATION OF THE TOWN OF AURORA
Hereinafter called the "Corporation"
-and-
Patricia Eileen Brace
Hereinafter called the "Owner"
WHEREAS the Owner is the owner of the land in the Town of Aurora
described in Schedule "A" attached hereto (hereinafter the "land") and forming
part of this Agreement.
AND WHEREAS the Owner's land is in arrears of taxes on the 31 st day
of December, 1998 in the amount of $30,853.03 and a tax arrears certificate was
registered in the Registry (or Land Titles) Office on the 18th day of May 1999 in
respect of the Owner's land.
AND WHEREAS under section 8 of the Municipal Tax Sales Act, 1984,
S.O. 1984, c. 48, a municipality may by by-law, authorize an extension
agreement be entered into by the Corporation with an Owner to extend the
period of time in which the cancellation price in respect to the Owner's land is to
be paid.
NOW THEREFORE THIS AGREEMENT WITNESSETH that in
consideration of the premises and of the covenants and obligations hereinafter
contained, it is hereby agreed as follows:
1. The period of time in which the cancellation price is to be paid is extended
to November 18, 2000.
-2-
2. Notwithstanding any of the provisions of this Agreement1 the Municipal
Sales Tax Act1 R.S.O. 19901 c.m. 60 1 as amended/ shall continue to apply
to the collection and enforcement of all tax arrears and all taxes except
that the treasurer and the collector of taxes of the Corporation 1 without
waiving the statutory rights and powers of the municipality or of the
treasurer/ shall not enforce collections of such tax payments during the
time this Agreement is in force.
3. This Agreement shall cease to be a subsisting agreement and shall be void
on:
a) The Owner selling 1 giving1 gifting 1 mortgaging/ leasing or conveying
any interest whatsoever in the land to any party; or
b) November 18 at 4:31 E.S.T.
whichever shall occur first in time.
4. Immediately upon the Owner paying the balance of the cancellation price/
this Agreement shall be terminated and 1 the Treasurer shall forthwith
register a tax arrears cancellation certificate in respect of the said lands.
5. The Owner and any other person may at any time pay the balance of the
cancellation price and upon receipt of the aforesaid payment by the
Corporation/ this Agreement shall terminate and the treasurer shall
forthwith register a tax arrears cancellation certificate.
6. This Agreement shall extend to and be binding upon and ensure to the
benefit of the Parties and to their respective heirs/ successors and assigns.
7. If any paragraph or part of paragraphs in this Agreement be illegal or
unenforceable/ it or they shall be considered separate and severable from
the Agreement and the remaining provisions of the Agreement shall
remain in force and effect and shall be binding upon the Parties hereto as
though the said paragraph or paragraphs or part or parts of paragraphs
had never been included.
- 3 -
,_
8. Any notice required to be given to the Owner hereunder shall be
sufficiently given if sent by registered post to the Owner at the following
address:
Patricia E. Brace
91 Hillview Drive
Aurora, Ontario
L4G 2M6
IN WITNESS WHEREOF the owner has hereunto set his hand and seal
and the Corporation has caused its Corporate Seal to be hereunder affixed,
attested by its proper officers.
SIGNED, SEALED AND DELIVERED IN THE PRESENCE'S OF
Witness On behalf of the Corporation
Witness On behalf of the Corporation
Witness Owner
'
'
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4176-00.D
BEING A BY-LAW to adopt Official Plan Amendment No. 34
The Council of the Corporation of the Town of Aurora, under Section 17 (6) of the
Planning Act, RSO 1990 Chapter P. 13 as amended, hereby enacts as follows:
1. Official Plan Amendment No. 34 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.
34 for the Town of Aurora.
3. This By-law shall come into force and take effect on the day of the final
passage thereof.
READ A FIRST AND SECOND TIME THIS 251h DAY OF JULY, 2000.
READ A THIRD TIME AND FINALLY PASSED THIS 2sth DAY OF JULY, 2000.
"J.W. WEST" "B. PANIZZA"
J. W. WEST, DEPUTY MAYOR B. PANIZZA, MUNICIPAL CLERK
TOWN OF AURORA
CERTIFIED TRUE COPY
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MAR 0 2 2004 I
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Planning Department
File: 006.46.02.106
February 19, 2004
Bob Panizza
Clerk
Town of Aurora
100 John West Way
Aurora, ON L4G 6Jl
Dear Mr. Panizza,
CORP. SERVICES DEPT.
COPIES CIRCULATED TO:
:e~:~ ~
Re: Amendment No. 34 to the Official Plan
for the Town of Aurora Planning Area .
Yonge Street South Secondary Plan
Town of Aurora
On February 18, 2004, this official plan document came into force.
The Original and Duplicate Original have each had a certificate of approval attached thereto. The Original
and any remaining working copies are enclosed. The Duplicate Original has been retained for the Region's
records.
am Stiver, MClP, RPP
Senior Planner
JS/
Encl.
cc. Sue Seibert, Director of Planning, Town of Aurora
l·l:\Devd,,pment\D{_l{) -Oflkia! Phns-ARa Munidp,;li!ies\Official Pl:m Ameudments\:\umr-, O!lki:,J P!.m Amendment~\OPA 34\Certiti<:<lW cv ... -er Lette-Hlo('
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: www.region.york.on.ca
Certificate of Approval
AMENDMENT No. 34
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA PLANNING AREA
This official plan document which was adopted by tbe Council of tbe Corporation of the Town of Aurora is
approved pursuant to Sections 17 and 21 of tbe Planning Act and came into force on February 18, 2004.
Date: F; b. (~/or.
I Neil Garbe, M.C.LP., R.P.P.
Director of Community Planning
The Regional Municipality of York
SWORN DECLARATION
Pursuant to Section 17(28) of the Planning Act
AMENDMENT No. 34 TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA PLANNING AREA
Form lA-20
I, James Stiver, of the Town of Orangeville in the County of Dufferin solemnly declare:
1. I am a Senior Planner with The Regional Municipality of York, hereinafter referred
to as the Approval Authority, and as such have knowledge of the matters herein
referred to.
2. Notice of the decision regarding the above noted official plan amendment was given
by the Approval Authority in accordance with Section 17(35) of the Planning Act,
Chapter P.13, Revised Statutes of Ontario 1990,as amended to April24, 2003, and
Section 7 of Ontario Regulation 198/96.
3. No notice of appeal of the decision to the Ontario Municipal Board was received by
the Approval Authority within the time provided in Section 17(36) of the said
Planning Act.
Declared before me at the Town of Newmarket
in The Regional Municipality ofYork
this 19th day of February, 2004.
A Co~
Pau(Richard Belton, a Commissioner, etc ..
Regional Municipality of York, for
The Regional Municipality of York.
Expires DKimber 0, 2006.
TOWN OF AURORA
.CE~TRUEC~
DATE ~<6
~
TOWN CLERK
I AGENDA ITEM # 7 I
• TOWN OF AURORA
GENERAL COMMITIEE REPORT No. PL03-001-
SUBJECT: Yonge Street South Urban Expansi'(.l.l..-.iia-~'""'""~~.....,.-·
Official Plan Amendment No. 34 TOWN OF AUFiOAA~
009-03-99 CLERK'S DEPAIRTM~NT I
Staff Report Disposition ,
FROM: Susan Seibert, Director of Planning ( v) Adopted ( ) Deferred ;
( ) Amended ( ) Referrea
,: Date £el:>f,5/".;;Meeting/Page c '(I o.z.
i I
DATE: February 18, 2003
RECOMMENDATIONS
That Council requests modification to Official Plan Amendment No. 34, as attached,
in order for the Region of York to provide final approval to OPA 34 and;
That impacted landowners within the Secondary Plan Area be advised that a
modified copy of Official Plan Amendment No. 34 is available for inspection within
the Planning Department. (The modified plan as attached has been circulated to all
Parties involved in the OMB hearings for OPA 38 and OPA 39, including .the
Residents ,of Yonge Street South Ratepayers Association.)
BACKGROUND
In 1995 The Town of Aurora undertook a Growth Management Study to examine the
Town's long term growth needs including the most appropriate urban expansion areas and
provide policy direction on growth prior to development proceeding. The Growth
Management Study implementing Official Plan Amendment # 17 (OPA No. 17) was
adopted by Council in November 1996 after an extensive program of public consultation.
The amendment was approved by the Regional Municipality of York August 1998 with
certain sections appealed to the Ontario Municipal Board. OPA No. 17 set out several
"urban expansion areas" each of which require Official Plan Amendments in the form of
Secondary Plans, Master Servicing Plans and Municipal Financial Impact Analyses as a
precondition of development. The three urban expansion areas include:
• Area 1 -the north east corner of St. Johns Side road and Bathurst Street;
• Area 2-the lands east of Bayview Avenue, split into the 2A (lands south of
Wellington) and 2B (lands north of Wellington) areas; and
• Area 3-the Yonge Street South area.
Since the approval of OPA No. 17, Secondary Plan studies have been completed for all the
urban expansion areas.
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February 4, 2003 -2-.. Report No. PL03-001
Further lands to the north east of Area 2, known as the 2C lands, have been identified for
development beyond 2016. The Town is currently reviewing the 2C area as part of the
Five Year Official Plan Review process.
Yonge Street South Urban Expansion Area
The policies of OPA No. 17 for the YSSUEA became the Terms of Reference for the
Secondary Plan Study. The Terms of Reference were adopted by Council on April 14,
1999 excluding two properties along Vandorf Sideroad, and a consulting team was retained
by Council at their meeting of July 21, 1999. The Secondary Plan process proceeded
throughout the winter and spring of 1999/2000 with extensive public participation including
several open houses, information sessions, and public meetings.
The Town of Aurora approved by-law 4176-00 on July 25, 2000 being a by-law to adopt
Official Plan Amendment No. 34 (The Yonge Street South Secondary Plan). Amendment
No. 34 was subsequently forwarded to the Region ofYork for approval. The Region of York
in consideration of OPA 34 circulated the amendment to the Ministry of Municipal Affairs
and Housing and requested that the amendment also be forwarded to the Ministry of
Environment and Ministry of Natural Resources for review.
On October 2000 an Ontario Municipal Board Hearing was held pertaining to the Elder
property and the South Aurora Landowners Group (SALOG), both of these applications
being within the Yonge Street South Secondary Plan area. Submission of both of these
applications predated the adoption of OPA 34 and while the same concepts and planning
issues were under dispute, OPA 34 was not formally before the Board.
The site specific amendments for the Elder and SALOG (OP 38 and 39) properties were
based on the policies of OPA 34 however during the Board Hearing it was determined that
it was desirable to make certain modifications to OPA 34 based on the evidence brought
forward at the hearing.
Town Staff along with the Town's Consultant began to modify OPA 34 based on the output
of the OMB hearing early in 2001. However in May of 2001, prior to the completion of such
modifications, the Province enacted the Oak Ridges Moraine Protection Act which was
essentially a six month moratorium on most planning applications in order to allow the
Province to develop a policy for the Moraine.
On December 14, 2001 the Oak Ridges Moraine Act received Royal Assent and on April
22, 2002, Ontario Regulation 140/02 -The Oak Ridges Moraine Conservation Plan
(ORMCP) was released.
000161.
)
February 4, 2003 -3-Report No. PL03-001
COMMENTS
The Transition policies of the Oak Ridges Moraine Act indicate that an Official Plan
Amendment that was commenced before November 17, 2001, and a decision has been
made on such amendment, does not have to comply to the Oak Ridges Moraine
Conservation Plan. Since OPA 34 was commenced prior to November 17, 2001 with a
decision being made July 25, 2000, the Oak Ridges Moraine Conservation Plan does not
apply to OPA 34. The relevant policies are included below:
7. ( 1) A decision that is made under the Planning Act or the Condominium Act,
1998 or in relation to a prescribed matter, by a municipal council, local board,
municipal planning authority, minister of the Crown or ministry, board,
commission or agency of the Government of Ontario, including theOntCJ.rio
Municipal Board, shall conform with the Oak Ridges Moraine Conservation
Plan. 2001, c. 31, s. 7 (1 ).
15 (3) Section 7 does not apply to an application, matter or proceeding commenced
before November 17, 2001 if a decision has been made in respect of the
application, matter or proceeding before that date. 2001, c. 31, s. 15 (3).
(4) For the purposes of subsections (1), (2) and (3), an application, matter or
proceeding shall be deemed to have been commenced,
(a) in the case of an official plan or its amendment or repeal, on the day the by-
law adopting the plan, amendment or repeal is passed;
(5) For the purposes of subsections (2) and (3), a decision shall be deemed to
have been made,
(a) in the case of an official plan amendment, on the day that the council adopts
or refuses to adopt all or part of the amendment or on the day that the
approval authority approves, modifies and approves or refuses to approve all
or part of the amendment, whichever is earlier;
Notwithstanding the fact that OPA 34 is exempt from the provisions of the ORMCP it
should be noted t~at the environmental and development policies of OPA 34 are in keeping
with the principles of the ORMCP and promote low intensity environmentally sensitive
development.
The Region of York is now in a position to approve OPA 34 once the Town of Aurora
Council forward the modified amendment to the Region.
As noted above Staff in conjunction with the Town's consultant, Cathy Gravely of Sorensen
Gravely Lowes, have modified OPA 34 to address suggested changes that arose at the
OMB hearings for Elder and SALOG (OPA 38 & 39). In addition, OPA 34 has been
modified to correct some minor typing and grammatical matters.
The following outlines the nature of the modifications:
000162
February 4, 2003 -4-Report No. PL03-001
Changes that reflect the Board's decision specific to OPA 38 & 39:
1. Some changes are necessary to the Introduction, section 1, to explain the Board
process and resulting decision & current consolidation approach.
2. Density policy, s.3.2.3 is revised to include a neighbourhood park and school in the
"Gross residential density'' definition.
3. Compatibility, Buffering policy 3.2.4c adds a specific reference to 35 m. separation
between existing lot lines as per OPA 38 approval; and permission to modify this
distance under certain circumstances is added to reflect the approval of OPA 39 (and
to allow greater flexibility in other areas). Section 3.2.4.e also reflects the Board's
decision in OPA 38 in limiting unit types to detached units abutting the north side of
Ridge Road.
4. Section 3.6.2 reflects the Board's decision for OPAs 38 & 39 regarding 12% coverage
in Cluster Residential areas and removal of the 25% Private or Public Open Space.
Further wording proposed and approved at the hearing is contained in that section.
5. Section 4.1.4.c is modified to reflect the Board's decision that 40% of a school site (an
institutional use) shall remain in a natural condition.
6. Section 4.2 (Elementary School) is modified to specify a site of approximately 2.0 to 2.4
hectares (5 to 6 acres) in accordance with the Board's decision. (The location on
Schedule AA is altered to reflect the site that the School Board is considering allocating
near Yonge St.)
7. Section 5.2.4 specifies a Neighbourhood Park of 1.12 ha. or 2.8 acres adjacent to the
school.
Changes suggested at the Board:
1. Changes to Preamble: Background subsections i, j, & k.
2. General Concept, s.2.1.2, acknowledges the site specific approvals and 2.1.7 includes
reference to Ecological Buffers and a new category of Ecological Restoration Areas.
3. Site specific references 3.8.3 & 3.8.4 attempt to summarize the special provisions of
OPA 38 & 39 respectively and provide specific cross references to those OPA's on the
subject sites.
4. Ecological Restoration Areas is added as an environmental designation with policy
provision in Section 5.1, 5.1.3, 6.1, 6.2.3,. 6.2.4, 6.2.6, 6.2.1 0, and new policy section
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February 4, 2003 - 5 -Report No. PL03-001
6.5. (Ecological Restoration Areas apply to the SALOG lands only).
5. Ecological Buffers are introduced associated with Environmental Protection Areas
(EPAs) in sections 5.1.3, 5.4.2, 6.2.3, 6.2.4, 6.2.6, 6.2.7, 6.2.8, 6.2.9, and 6.2.1 0.
Minimum width of 10.0 m is specified ins. 6.2.7a which pertains to the SALOG lands
only.
6. Section 6.0 is modified to add a caution that lands in private ownership but designated
in an Environmental category are not open to the public. This proviso was added to
OPA 39 for Environmental Function Areas (EFA's) and is applicable to other categories
and to the Secondary Plan area generally.
7. Section 6.4.2 is amended to include coniferous plantations in areas considered as
Environmental Function Areas in accordance with the Board's decision.
8. Section 6.4.2 (EFA) is also amended to add areas of "significant landform and slopes
over 1 0%" which reflects OPA 38 & 39 provisions upheld by the OMB. Section 7.4.3.
dealing with Landform is amended to add an EFA as an appropriate designation for a
Landform Conservation area.
9. Section 9.1.3 (Transportation) adds approved wording from OPA 38 stating: "New road
access shall only be permitted where traffic studies indicate this is appropriate and
feasible." The OMB approved limit on Ridge Road to emergency and pedestrian access
has been relocated to the site specific section 3.8.3 (which relates to the SALOG site)
in OPA 34. Section 9.1.3 has been further amended to indicate ''The location of the
new road access as identified with an * within Block "E" on Schedule "CC" shall be
subject to addition traffic and design studies to ensure that the sight lines and grades
are acceptable to the Town of Aurora".
10. Section 11.1.5. relating to the Elder property Block Plan has been deleted. Its reference
to an access point from Yonge Street did not reflect OPA 39 as approved. The section
has been replaced with a new paragraph which acknowledges that certain studies were
undertaken in relation to that area and may be used in preparation of a Block Plan.
11. A new section 11.1.6 has been added to reflect that studies had been undertaken with
respect to the SA LOG property and may be used in the preparation of a Block Plan for
that site.
12. A new provision related to soil compaction has been added as policy 11.5.6.j (Site Plan
Agreement) to reflect policy suggested and agreed to during the Hearing.
The following changes alter wording in accordance with refined policies introduced
during the Hearing
1. Section 3.6.1. reflects improved wording introduced through the OMB hearing.
000164
February 4, 2003 -6-Report No. PL03-001
2. Reference to the specific Development Guidelines 7.1.8 & 7.1.9 of Background Study 5
dealing with Landform were added to Section 3.6.3 (Cluster Residential) and 11.2.3
. (Landform Conservation Study) as agreed for OPAs 38 & 39.
3. Section 4.1.4.d. is a new subsection providing additional wording added during the
Hearing with respect to groundwater infiltration efforts in Institutional designations.
4. Section 5.1 & s. 6.2.1 wording is altered to include a proviso that public access will not
damage the natural feature or function as suggested during the Hearing.
5. Section 5.2 adds "storm water detention facilities" as a permitted use. This mirrors the
provisions of OPA 39 and is a relevant addition for OPA 34 generally. Section 5.2.3
provides that storm water facilities do not form part of a park dedication (which is
explicit in OPA 39).
6. Section 5.4.2 adds the notion that trails may be "adjacent to" EPA's, EFA's, and ERA's
which was suggested wording during the Hearing.
7. Section 6.3.2 (Environmental Protection Area) has been modified to more specifically
refer to significant landform.
8. Section 6.3.9. is modified to add provision for conservation easements or similar
agreements to ensure that EPA's are protected.
9. Section 6.4.3 is amended to incorporate the provisions of former 6.4.7. (Vegetation
Study) and to add requirements for a Landform Conservation Plan. This wording
reflects OPA 38 &39.
10. Section 6.4.7 requiring staking of EFA areas "where possible", during preparation of a
Block Plan, is added in general accordance with approved.OPA 39 & 38.
11. Section 6.4.9. prohibiting stormwater ponds on slopes of 10% and discouraging grading
of slopes over 10% is added in accordance with wording suggested at the Hearing.
12. Section 7.4.6 adds specific reference to "grades and cross sections" of roads for which
standards may be interpreted flexibly in order to accommodate landform.
13. The identified ''vista" on SALOG's land was not reflected in the OMB decision (we did
not contest its deletion). Section 7.4.8 stated that Vistas ''will" be identified during
preparation of Block plans and has been altered to "may'' be identified, in order to
reflect greater flexibility and not re-introduce a vista during the preparation of a Block
Plan on OPA 38.
14. Section 7.7.7 (stewardship) is amended to include "private servicing" as well as
000165
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February 4, 2003 -7-Report No. PL03-001
municipal Works and to add "landform" as a matter to be protected during construction
(as well as vegetation).
15. Section 7.8 "Construction Practices" which was added during the Hearing of OPA38
and 39 is added to OPA 34.
16. Driveways and access roads have been added to the matters to be considered in
Section 8.3.6 (Urban Design). These facilities are also specifically added to Urban
Design Guideline 3(b).
17. Site specific reference to the entrance to Elderberry Trail contained in Section 8.3.9
was not included in OPA 39 as approved by the OMB. The OPA 34 reference has been
modified to refer to only the south side of the entrance to reflect the deletion ot the
policy on the northern property. ·
The following changes are corrections to incorrect numbering, wording. or
typographical errors:
1. Section 3.2.2.d cross reference to institutional policies 4.2 & 4.3 is specifically
referenced as in OPA 38 & 39 (previously referenced only s. 4.3).
2. Adding the word "residential" to 3.2.3.bclarifiesthe section and is in accord with the
wording in OPA 39.
3. Section 3.4.2. wording is altered from "must" to "shall" to be more consistent in style.
Similarly, wording of Section 3.5.2 is changed from "will" to "shall" for consistency.
4. Section 3.6.3 c) adds wording to clarify the provision as it relates to condominium
development.
5. Section 5.4.7 has improved wording to say .. "access provided along roads".
6. Section 6.2.1. modifies "study area" to Secondary Plan Area which is appropriate
wording.
7. Numbering is altered after s. 6.3.6. to accommodate the new clause introduced,
requiring staking of EPA's during preparation of a Block Plan.
8. Section 7.4.5 has had the cross reference corrected to s. 11.3 (subdivision) from 11.5.
(site plan).
9. Section 7.6.8. has added the word "shall" to improve th.e English and be more
consistent in style to other provisions.
The above noted modifications are shown in Bold and Strilmout within the attached
000166
February 4, 2003 -8-Report No. PL03-001
Official Plan Amendment No. 34 document.
In addition Schedule "AA'' (Land Use Plan) and Schedule "CC" (Block Plan and Entrances)
have been revised as follows.
a) Schedule "AA" has been revised to match the land use schedules from OPA 38 and
39.
b) Schedule "CC" has been revised within Block PlanO as per the OMB hearing.
OPTIONS
Given the additional amount of time and public input through the Ontario Municipal Board
Hearing process on OPA 38 and 39, it is appropriate to include the proposed modifications,
which are in most cases more restrictive, to OPA 34.
CONCLUSIONS
The Yonge Street Secondary Plan-OPA 34 was adopted by Council in 2000 and final
approval has been delayed pending the Provincial Policies on the Oak Ridges Moraine.
Now that the Oak Ridges Moraine Conservation Plan has designated the entire secondary
planning area as being "Settlement Area" the Region of York can approve the plan.
The Yonge Street South Secondary Plan was prepared based on low intensity,
environmentally sensitive residential development on full municipal services. The plan
permits approximately 700 new residential units in the Yonge street South Area based on
an average density of 2 units per acre. The secondary plan Implements the
recommendations of the Growth Management Study (GMS) and follows the approvals of
OPA 20 ,OPA 30 (Areas 2A and 28) and OPA 37 (Area 3) and will forms the last
outstanding approval pertaining to the GMS. The Town is currently undertaking a Five Year
review of the Official Plan and itis logical to finalize the recommendations of the previous
GMS
FINANCIAL IMPLICATIONS
. N/A
LINK TO STRATEGIC PLAN
The Strategic Plan contains objectives to ensure high quality, comprehensive community
planning to protect the overall investment of citizens in the community. The growth
management study (GMS) along with this specific amendment which has been completed
in accordance with the policies of the GMS facilitates the objectives of the Strategic Plan.
000167
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February 4, 2003 -9-Report No. PL03-001
ATTACHMENTS
Figure 1 -Location Plan
Figure 2-Schedule "AA" OPA 34 Land Use Plan
Official Plan Amendment No. 34 document including the proposed modifications.
PRE-SUBMISSION REVIEW
Management Team Meeting-February 4, 2003
Prepared by: Jim Kyle
Acting Manager of Planning/Environment
Sus~nS~rt
Director of Planning
000168
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YONGE STREET SOUTH SECONDARY PLAN
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LOCATION PLAN
YONGE STREET SOUTH SECONDARY PLAN
FILE: D09-03-99
AURORA PLANNING DEPARTMENT
DATE: FEBRUARY 18TH, 2003
UIJt. 0 ed ~SG/e~<f.
TOWN OF RICHMOND HILL
Legend
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L....l Secondary Plan
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FIGURE 1
Location map created by Town of Aurora Planning Department, January 13th, 2003. Base map data provided by the Region of York.
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TOWN OF AURORA
YONGE STREETSOUTH
SECONDARY PLAN
AMENDMENT NO. 34
TO THE OFFICIALPLAN FOR THE
TOWN OF AURORA
As Modified, January 2003
000171
Town of Aurora Yonge Street South
Secondary Plan
PART 1: THE DOCUMENTATION
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4176 -OOD
BEING A BY-LAWto adopt Official Plan Amendment No. 34
Page ii
The Council of the Corporation of the Town of Aurora, under Section 17 (6} of the Planning Act,
RSO 1990 Chapter P .13 as amended, hereby enacts as follows:
1. Official Plan Amendment No. 34 for the Town of Aurora, consisting of the attached 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. 34 for the Town of
Aurorae
3. This By-law shall come into force and take effect on the day of final passage thereof.
READ A FIRST AND SECOND TIME THIS __ DAY OF __ __, 2000.
READ A THIRD TIME AND FINALLY PASSED THIS __ DAY OF------'' 2000.
J.W. WEST, DEPUTY MAYOR B."PANIZZA, TOWN CLERK
000172
Town of Aurora
1. THETITLE
Yonge Street South
Secondary Plan
PART II: THE PREAMBLE
This Amendment shall be known as the:
YONGESTREETSOUTHSECONDARYPLAN
AMENDMENT NO. 34
TO THE OFFICIAL PLAN
FOR THE
TOWN OF AURORA
2. COMPONENTS OF TIDS AMENDMENT
Page iii
Only that part of this document entitled "Part III: THE AMENDMENT", comprising text
and attached Schedules "AA'', "BB", "CC" and "DD" constitute Amendment No. 34 to
the Official Plan for the Town of Aurora.
"PART I: THE CERTIFICATION"; "PART II: THE PREAMBLE"; and "PART IV:
THE APPENDIX" do not constitute part of this Amendment.
3. INTRODUCTION
This Official Plan Amendment defines, in the form of text and maps, the planning intent
to guide and direct growth and development, and the utilization of resources in the Y onge
Street South area of the Town of Aurora. In this manner, the Plan serves as the basic
reference for the planning and co-ordination of public and private development activities
in the Yonge Street South area.
4. PREPARATION OF THE PLAN
a) This Amendment was prepared to provide detailed policy guidance to the Yonge
Street South Secondary Plan Area. This area was included within the Urban
boundary of the Town through the approval of the Town's Official Plan
Amendment 17 adopted in 1996 and the related Regional Municipality of York
Official Plan Amendment 3, approved in 1998.
b) The preparation of this Amendment has included review of existing official plans
and amendments of the Town and the Regional Municipality of York, the policies
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Town of Aurora Yonge Street South
Secondary Plan Pageiv
and guidelines of the Ontario Government including the Oak Ridges Moraine
Implementation Guidelines and other reports from various agencies, as well as
review of planning issues within the Y onge Street South area as established
through public consultation.
5. BACKGROUND
a) The Yonge Street South area is an area of approximately 600 hectares (1500
acres) bounded by Vandorf Road and Industrial Parkway on the north; Bayview
Avenue on the east; Bloomington Road on the south; and Bathurst Street and the
CNR railway track on the west. It is situated within the Oak Ridges Moraine, an
area of Provincial interest, and is characterized by rolling topography, siguificant
treed areas, permeable soils, and headwater areas of the Holland River. The area
is largely developed and contains estate homes on private services, a gated golf
course community, institutional uses, and rural uses.
b) The Implementation Guidelines of the Oak Ridges Moraine Area (ORM) contain
principles, criteria, study and information requirements to guide potential
development in an environmentally sound manner. The Implementation
Guidelines form a key basis ·for the development approach elaborated in this
Secondary Plan. The Regional Municipality of York Official Plan also contains
policies on the ORM, ground water resources, siguificant natural areas and
siguificant landforms which form a basis of this Plan.
c) A Growth Management Study was iuitiated by the Town in 1994 to consider areas
of expansion which would accommodate projected population and employment
growth in the following 20 years. It was completed in 1996 to cover the period
until 2016. Approximately 146 hectares (360 acres) of undeveloped land within
the Y onge Street South area was considered for development in a process which
involved extensive public participation. The Study concluded that the remaining
undeveloped areas within Yonge Street South precinct shouldbe included in the
Urban Area to develop on full municipal services primarily as residential
development. Recognizing the environmental siguificance of the area, the Study
assumed that development would occur at an average of 2 units per acre averaged
over both constrained and unconstrained portions of the 360 ac. undeveloped area,
and would accommodate approximately 2200 additional people.
··. d) In 1996, the Town adopted Amendment No. 17 (OPA 17) which implemented the
recommendations of the Growth Management Study and provided that the Y onge
Street South area would be included within the Urban boundary of the Town with
specific direction that this area develop as a "low-intensity, environmentally-
sensitive residential development on foll municipal services". Policy directing
new development further stated "even on full urban services it is anticipated that
the overall density of new development shall be low-intensity in the general range
000174
Town of Aurora Yonge Street South
Secondary Plan Pagev
of 2 units per acre across the environmentally constrained and unconstrained
portions of the land''. Future development was to be guided by a comprehensive
Secondary Plan as well as urban design guidelines and a servicing strategy which
would assess alternatives and costs. OP A 17 and its companion Regional Official
Plan Amendment No. 3 endorsing the Growth Management Study were approved
in 1998 by the Regional Municipality ofY ork.
e) Two small areas lying south ofVandorfRoad were excluded from this Secondary
Plan by Council and are subject to individual Secondary Plans.
f) The Yonge Street South Secondary Plan Study was initiated in July 1999 and
considered issues affecting the area The results of Background analyses were
presented at an Open House in November, 1999. A number of low density
development options were presented to the community at an Open House session
in January, 2000. In addition public notification and input was solicited through a
newsletter, use of the Town's web page, newspaper advertisements, individual
letters to property owners, focus meetings, and questionnaires.
g) After evaluation of the development options, which included community
comments and review oflandowner development submissions, a Preferred Option
was selected and was presented at a public Open House in March, 2000. That
Option, together with public response, forms the basis of this Secondary Plan
document.
h) The Region has recently updated population projections to 2026 and has forecast a
growth of 75,000 for the Town of Aurora. As discussed in the Town's
information Report PL00-010, this projected growth would be absorbed in other
areas of the Town in accordance with the Growth Management Study and
s.3.6.2.d of the Aurora Official Plan.
i) Following Council's adoption of Official Plan Amendment 34 but prior to its
approval by the Region of York, two areas were appealed to the Ontario
Municipal Board. The frrst appeal involved lands north of Ridge Road and
west of Y onge Street and the second appeal included the Elder farm property
north of Elderberry Trail and west of Y onge Street. A Hearing was held in
November and early December, 2000 and decisions were issued December 29,
2000 approving individual Official Plan Amendments 38 and 39 respectively
for the subject properties· which have been fmalized by Orders 1924/0720
and 1923.
j) For ease of administration, these site specific approvals have been
consolidated within Official Plan Amendment 34, as modified. If there is any
apparent conflict between the provisions of this Amendment and Offical Plan
Amendment 38 and 39 as approved by the··Ontario Municipal Board with
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Town of Aurora Yonge Street South
Secondary Plan
Page vi
respect to those areas, the provisions of the latter amendments shall govern
the sites to which they apply.
k) The decision of the Ontario Municipal Board has also been regarded with
respect to policy refmement and elaboration through Modification of Official
Plan Amendment 34.
6. PURPOSE OF TIDS AMENDMENT
The purposd of this Amendment may be summarized as follows:
a) To guide development of the Yonge Street South area as a low intensity,
environmentally sensitive, primarily residential precinct within the Town of
Aurora in which new development will occur on the basis of full municipal
services.
b) To preserve the topography, hydrogeological function and significant natural areas
of the Oak Ridge Moraine within which this Secondary Plan is contained.
c) To provide detailed policy guidance for protection of significant areas, both
natural and manmade, as well as policy guidance for areas in which new low
density residential development and limited institutional uses may be permitted.
d) To provide more detailed policy guidance for areas which are currently developed
to ensure that any future development or potential redevelopment occurs in
accordance with the General Concept and Objectives for this Secondary Plan area.
e) To provide for environmentally sensitive forms of development and appropriate
management practices which demonstrate a high level of environmental
stewardship related to stormwater, groundwater, and protection of sensitive
natural features and functions.
f) To provide for the improvement and development of the physical infrastructure of
the community including parkland, trails, a school site, and provision of municipal
water and sewer services to new development areas.
g) To provide Urban Design Guidelines which will encourage new development
along Y onge Street to preserve the environmentally significant features of the
area, reflect the distinctive low density character of the area, and its historic
context.
h) To ensure that development will proceed in an orderly sequence (which may
involve phasing) by co-ordinating the provision of necessary infrastructure with
the development approval process.
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Town of Aurora Yonge Street South
Secondary Plan
Page vii
i) To provide guidance for the implementation of the Plan through specified studies,
more detailed Block Plans, zoning by-laws, other development control measures
and municipal programmes, and provisions for monitoring, review, and
amendment of this Plan.
7. LOCATION OF THIS AMENDMENT
The location of the lands affected by this Amendment is outlined on Schedule AA.
000177
PART III: THE AMENDMENT
THE FOLLOWING PART III, CONSISTING OF THE TEXT
AND SCHEDULES" AA", "BB ""CC "AND "DD"
CONSTITUTE AMENDMENT NO. 34 TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
000178
PART lll: THE AMENDMENT
TABLE OF CONTENTS
Section
1. INTRODUCTION
2.0 GENERAL CONCEPT AND OBJECTIVES
2.1 GENERAL CONCEPT
2.2 GENERAL OBJECTIVES
3.0 RESIDENTIAL LAND USE POLICIES
3.1INTENT
3.2 DESIGNATIONS AND GENERAL POLICIES
3.3 ESTATE RESIDENTIAL
3.4 TRANSITIONAL RESIDENTIAL
3.5 SUBURBAN RESIDENTIAL
3.6 CLUSTER RESIDENTIAL
3.7 LOW DENSITY SUBURBAN RESIDENTIAL
3.8 SITE SPECIFIC POLICIES
4.0 INSTITUTIONAL LAND USE POLICIES
4.1INTENT
4.2 ELEMENTARY SCHOOL
4.3 MINOR INSTITUTION
4.4 MAJOR INSTITUTION
5.0 OPEN SPACE LAND USE POLICIES
5.1INTENT
5.2 PUBLIC OPEN SPACE
5.3 PRIVATE OPEN SPACE
5.4TRAILS
6.0 ENVIRONMENTAL LAND USE POLICIES
6.1INTENT
6.2 GENERAL POLICIES
6.3 ENVIRONMENTAL PROTECTION AREAS
6.4 ENVIRONMENTAL FUNCTION AREAS
6.5 ECOLOGICAL RESTORATION AREAS
7. ENVIRONMENTAL MANAGEMENT
7.1 GROUND WATER MANAGEMENT
7.2 FLOOD PRONE AREAS
7.3 FISHERIES HABITAT
7.4 LANDFORM CONSERVATION
7.5 KETTLE FEATURES
7.6 VEGETATION PRESERVATION
7.7 STEWARDSHIP POLICIES
7.8 CONSTRUCTION PRACTICES
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3
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6
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10
11
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12
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15
17
17
19
20
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24
26
26
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28
30
31
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33
34
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36
36
37
39
Town of Aurora Y onge Street South
Secondary Plan
8.0 COMMUNITY IDENTITY, HERITAGE AND URBAN DESIGN
8.1 COMMUNITY IDENTITY
8.2 HERITAGE
8.3 URBAN DESIGN
9.0 TRANSPORTATION POLICIES
10.0 DEVELOPMENT POLICIES & GENERAL MUNICIPAL POLICIES
10.1 MASTER SERVICING STUDY
10.2 DEVELOPMENT CHARGES AND FINANCIAL AGREEMENTS
10.3 FUNCTIONAL SERVICING PLAN
10.4 PRIVATE SEWAGE SYSTEMS
10.5 STORM WATER DRAINAGE
10.6 PHASING
10.7 BUFFERING AND COMPATffiiLITY POLICIES
11.0 IMPLEMENTATION
11.1 BLOCK PLAN REQUIREMENTS
11.2 SUPPORTING STUDIES
11.3 SUBDIVISION CONTROL
11.4 ZONING BY-LAWS
11.5 SITE PLAN CONTROL
11.6 PUBLIC and PRIVATE WORKS
11.7 LAND AND RIGHT OF WAY ACQIDSITIONS
11.8 OFFICIAL PLAN AMENDMENTS
12.0 INTERPRETATION
13.0 SCHEDULES
APPENDIX A: URBAN DESIGN GUIDELINES
SCHEDULEAA
SCHEDULEBB
SCHEDULECC
SCHEDULEDD
LAND USE PLAN
INFILTRATION POTENTIAL
BLOCK PLAN & ENTRANCES
TRAILS & VISTAS
000180
Page ii
40
40
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42
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45
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52
55
57
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60
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61
62
62
63
Town of Aurora Yonge Street South
Secondary Plan
PART III: THE AMENDMENT
1. INTRODUCTION
Pagel
1.1 All of this section of the document entitled "PART ill; THE AMENDMENT", consisting
of the following text and Schedules "AA'', "BB" "CC" and "DD" attached hereto and
forming part of this section, constitutes Amendment No. 34 to the Official Plan for the
Town of Aurora and shall be known as the Yonge Street South Secondary Plan.
1.2 Land Use Plan and Text Changes
Schedule A of the Official Plan as amended by OP A # 17 identifies the lands subject to
this Secondary Plan as being within and comprising the majority of Area 1, Y onge Street
South. Two small portions of Area 1 of Schedule A, fronting onto V andorf Road, have
been omitted from this Secondary Plan.
Within the area of Schedule A corresponding to the boundaries delineated on Schedule
AA identified as the "Limit of Secondary Plan", the land use designations of Schedule A,
the Site Specific Policy Areas of Schedule H, and text of the Official Plan for the Town
. of Aurora, as amended, are hereby further amended as is necessary to give effect to this
Amendment.
1.3 This Amendment will be implemented by appropriate amendments to the comprehensive
Zoning By-law for the Town of Aurora, procedures provided by the Planning Act
including plans of subdivision, plans of condominium and site plan approval, and by
other measures including preparation of further studies and more detailed Block Plans as
identified in Section 11 of this Amendment.
1.4 The provisions set forth in Section 12 shall apply regarding the interpretation of the
Amendment.
00.0181
)
'
Town of Aurora Yonge Street South
Secondary Plan
2.0 GENERAL CONCEPT AND OBJECTIVES
2.1 GENERAL CONCEPT
Pagel
2.1.1 The Yonge Street South area is contained within the Oak Ridges Moraine (ORM), a
significant and sensitive landform of Provincial interest. Within the Secondary Plan
area, the ORM includes the height of land and watershed divide of the moraine and
contains significant landforms and natural features including significant wooded areas
and other plantation areas, kettle features and fishery resources. Most of the area has
been identified as an Environmentally Significant Area (ESA) by the Lake Simcoe
Region Conservation Authority in recognition of its function as an aquifer recharge
area. Control of existing development and permission for new development will be
based on an Environment First approach to ensure that future development shall only be
supported based on demonstration that the natural environmental features and functions
are protected, enhanced, restored and sustained over the long term.
2.1.2 The majority of the 600 hectare (1500 acre) Yonge Street South Secondary Plan Area is
already developed primarily with estate forms of housing on private services, cluster
housing and open space uses including the Beacon Hall Golf Course and the Aurora
Cemetery. Institutional uses have also been developed, most notably along
Bloomington Road near Y onge Street. In accordance with the established Vision of the
Town, it is intended that the area will continue to develop as a low density, primarily
residential precinct designed to co-exist in a harmonious manner with the natural
environment. New development will be characterized primarily by ground-oriented
housing located in clusters of smaller lots within a setting of significant open space or
on larger individual lots. The density, is in accordance with the Growth Management
Strategy flfttl which culminated in O.P .A. 17, (as well as the site specific approvals
contained in OPAs 38 and 39) and averages approximately 2 units per acre over the
constrained and unconstrained portions of areas considered for new development. A
limited number of small-scale institutional uses which are compatible with the
residential fabric and environmental objectives of the area may also be developed ft!eftg
in the area of Y onge Street near Bloomington Road.
2.1.3 Y onge Street, the historic north-south arterial road within the Region, will continue as
the central transportation spine of this area linking it with the downtown core as well as
with other municipalities to the north and south within the Region. Y onge Street is not
identified as an Urban Corridor by the Region's Official Plan within this portion of the
Region, and it is intended by the Town that development along Yonge Street will
continue to serve as a low density gateway to Aurora through this area. Despite its
function as a regional arterial road carrying traffic through the area, new development
along the edges of Y onge Street and urban design within the corridor will be
encouraged to reflect a distinctive landscape amenity by minimizing the impact of built
Town of Aurom Yonge Street South
Secondary Plan
Page3
form, maintaining generous setbacks from the street, limiting building height or
massing and requiring a high standard of new landscaping.
2.1.4 It is anticipated that development permitted by this Plan will accommodate a total of
approximately 700 new residential units in addition to the 565 residential units
currently built or approved within its boundaries, and the approximately 115 units
approved south of Vandorf Road by other Secondary Plan amendments but included
within the Master Servicing Analysis for this area.
2.1.5 Through the development of new areas permitted by the Plan, additional open space
trail linkages will be provided to further pedestrian access through the area and
connections to areas beyond, in order that the topography and environmental features of
the moraine can be enjoyed by residents of the area, the Town and the wider region.
2.1.6 Implementation of anticipated development over the planning period will occur in a
manner which matches growth with the capacity for full municipal servicing, new
roads, and other identified infrastructure improvements, and may require phasing.
2.1. 7 This Plan is intended to provide an approach to development which will require more
focused study and refinement at subsequent stages of the development process. 'Block
Plans' supported by identified studies are intended to provide a determination of local
road pattern, internal servicing, and defiuition of environmental areas including
Ecological Buffers, Ecological Restoration Areas, Environmental Protection Areas
and Environmental Function Areas, as well as areas suitable for residential clusters on
lands desigoated Cluster Residential. Further specific and detailed studies shall occur
at the final development approval stage which may be a plan of subdivision, a plan of
condominium, or a site plan.
2.1.8 This Plan is intended to guide development of the Y onge Street South Secondary Plan
area until 2026 in accordance with the Growth Management Study and current Regional
projections of population for the Town of Aurora. However, this Plan will be reviewed
and updated if necessary based on s. 4.2.3 of the Aurora Official Plan.
2.2 GENERAL OBJECTIVES
2.2.1 To establish an 'Environment First' approach to future development, which means that
development shall only be approved where it is demonstrated that sigoificant natural
areas, features and the ecological functions of the area are protected, enhanced, restored
and sustained over the long term.
2.2.2 To provide a high quality of life for present and future residents with respect to health,
amenity, and security; and to recognize that continued enjoyment and stewardship of
the natural environment is a component of the speciai quality oflife within this area.
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Town of Aurora Yonge Street South
secondary Plan
Page4
2.2.3 To establish a development pattern which continues to provide a high quality human
environment while equally maintaining the visual and functional quality of the natural
environment as characterized by the rolling topography, vistas, significant natural areas,
features, and hydrogeological function provided by the Oak Ridges Moraine.
2.2.4 To implement the principles, criteria and study requirements of the Oak Ridges
Moraine Area hnplementation Guidelines and the environmental policies of the York
Region Official Plan,
2.2.5 To continue the distinctive community identity and heritage character of the area
through a low intensity development pattern which blends with, and reinforces, the
natural .landscape quality of this primarily residential precinct.
'''.
2.2.6 To identify, protect, enhance and restore the distinctive environmental attributes of
natural areas, and wherever possible and environmentally feasible, to provide for public
access, trail systems and natural, open space linkages between such identified natural
areas.
2.2.7 To maintain the ground water recharge function provided by the Oak Ridges Moraine in
this area and prevent any negative impacts on ground water quantity or quality.
2.2.8 To encourage a linked and integrated system of pedestrian trails including development
of a pedestrian route along Y onge Street and to locate and, where necessary, construct
such facilities in an environmentally sensitive manner.
2.2.9 To minimize the need for additional roads and paved surfaces while maintaining safe
and convenient access to existing and new residents of the area.
2.2.1 0 To provide an opportunity for the development of a limited nnmber of new, small scale
institutional uses that are compatible with the residential character of the area; are able
to develop .. in a manner which maintains the topography and landscape quality of the
area; and do not result in pressure for increased levels of service to the area.
2.2.11 To provide for a variety of housing types and forms compatible with the desired low
density, environmentally sensitive character of the area.
2.2.12 To match the approval of new development with the ability to provide full municipal
services, roads and other necessary infrastructure.
2.2.13 To provide design criteria which maximize the aesthetic qualities of the Secondary Plan
area; ensure that new development is compatible with the significant environmental
qualities of the area; and with other established or planned uses; as well as to provide
detailed direction for development of theY onge Street corridor.
2.2.14 To implement the objectives and land use directiorr presented in this Secondary Plan
through preparation of detailed Block Plans, additional studies, as well as procedures
000184
Town of Aurora Yonge Street South
Secondary Plan
Page5
provided by the Planning Act including re-zoning, ·plans of subdivision, plans of
condominium and site plan approval.
2.2.15 To provide policy direction with respect to continued use and potential expansion of
existing uses within the Secondary Plan Area in accordance with the General Concept
and Objectives for the area.
2.2.16 To provide public works and public services under the jurisdiction of the Town and to
co-ordinate public activities involving residents and/or other government agencies in a
manner which is compatible with the objectives of this Plan.
2.2.17 To comply with legislation adopted by Regional and Provincial bodies, including
further policy or regulation which may be formulated to protect the Oak Ridges
Moraine, and to incorporate same into the Plan wherever necessary to establish such
compliance.
000185
Town of Aurora Yonge Street South
Secondary Plan
3.0 RESIDENTIAL LAND USE POLICIES .
Page6
The following policies apply to lands which are designated Estate Residential, Transitional
Residential, Suburban Residential, Low Density Suburban Residential or Cluster Residential on
Schedule AA to this Plan.
3.1 INTENT
The intent of these policies is to encourage the development of the residentially designated lands
for the purposes set out herein. In addition, the policies are to be used as a guide for Council
when considering the appropriateness of development proposals.
3 .I. I These policies are designed to create a development framework that will reinforce the
distinctive identity and character within the Y onge Street South Secondary Plan Area.
The policies are intended to provide a range of development patterns which are mutually
compatible with the low density of existing development and the environmentally
sensitive features and function of the area.
3 .1.2 Within existing Estate Residential designations, additional development of a limited
number of new lots created by infill shall be permitted to continue on private services. No
new areas designated Estate Residential will be approved.
3.1.3 New development will generally occur at somewhat higher densities or intensity than that
of the existing area and shall only be approved on the basis of full municipal services.
Residential densities within Blocks identified on Schedule CC , will average no more
than 5 units/ha. (2 units/ac) over the constrained and unconstrained lands which are
subject to a development application.
3 .1.4 Matters such as building size, lot coverage, height, setbacks, minimum areas of open
space and parking for each designation are to be set out in one or more implementing
zoning by-laws which may be further refined to reflect individual site characteristics and
proposed development pattern for site specific locations.
3.2 DESIGNATIONS AND GENERAL POLICIES
The Residential land use designations are shown on Schedule AA and include the following:
a) Estate Residential
b) Transitional Residential
c) Suburban Residential
d) Cluster Residential
e) Low Density Suburban Residential
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Town of Aurora Yonge Street South
Secondary Plan
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3.2.1 Permitted Uses General to all Residential Designations
Notwithstanding the provisions of s.3.1.1 of the Aurora Official Plan, the following uses
shall be pennitted in all Residential designations, subject to all other relevant provisions
of this Plan and the inclusion of appropriate provisions in the Zoning By-law:
a) Residential uses, in accordance with the provisions for the specific designation;
b) Home occupations which are clearly accessory and secondary to the use of a
dwelling unit for residential purposes, provided any such home occupation creates
no noise, odour, traffic or additional parking requirement incompatible with the
residential purpose of the area. The implementing Zoning By-law shall further
establish the specific provisions governing home occupations;
c) Suitable forms of supportive housing subject to a re-zoning application which will
consider the ability of the proposed supportive housing use to develop in
accordance with the form and type of housing within the respective residential
designation, the compatibility with the surrounding residential fabric, and whether
the form of supportive housing is suitable to the limited range of services which
exists or will be available in this Secondary Plan Area;
d)
e)
Minor institutional facilities serving the immediate neighbourhood in accordance
with the provisions of Section 4.2 and 4.3 herein, including an elementary school
and a childcare centre. Such uses will only be permitted in areas provided with
municipal water and sewer services;
Neighbourhood Park facilities, including linear trails in accordance with the
provisions ,of Section 5 herein;
f) Private Open Space;
g) Utilities, necessary to serve the community, including storm water management
facilities; and
h) Buildings and structures accessory to a permitted use.
3.2.3 Density Policies
a) The following definitions shall be used in applying the density provisions for
residential development within this Secondary Plan area:
i) "Net residential density" means the number of dwelling units divided by
the net residential land area. Net residential land area means the
residential land area which excludes all road allowances, schools, places of
worship, parks and playgrounds, trails, private open space, environmental
features and any use or area not directly related to dwelling units and
related area of individual private use; or·
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Town of Aurora Yonge Street South
Secondary Plan
Page8
ii) "Gross residential density" means the number of dwelling units divided
, by the gross residential land area. Gross residential land area includes
local roads within the residential area,. trails, shared private open space,
• Environmental Protection and Environmental Function Areas, an
·• elementary school and a local or Neighbourhood Park. Excluded areas
.: include institutional uses such as government offices; sefieels, a healthcare
facility, nursing home, a Neighhetlffteee PIH'k, open space associated with
a cemetery, or major valley.
b) DensitY transfers for the purpose of clustering residential development in a
manner which assists in the preservation or conservation of landscape features
such as treed areas, slopes, or other desirable features, may be pennitted within
and. between residential development sites without amendment to this Plan
provided that:
i) land from which density is transferred is deeded to the municipality or
subject to a conservation easement, restrictive covenant or other form of
legal agreement which ensures that it will remain in an undeveloped and
natural form, in perpetuity, continuing its environmental function within
the community; and
ii) the resultant building form, location and density of clustered housing is in
accordance with the policies, provisions and general intent of this Plan.
c) The gross residential density averaged over the constrained and unconstrained
lands subject to a development application shall be no more than 5 units per
hectare (2 units/acre).
3.2.4 Compatibility, Buffering and Transitional Density Policies
a) In the design of residential developments, measures shall be taken to ensure the
appropriate compatibility with nearby uses and environmental features in terms of
setbacks or siting, massing, building height, orientation and required landscaping.
b) Residential developments shall have regard for existing and potential sources of
noise, odour, visual, traffic and pollution related nuisances arising from any
nearby Commercial, Institutional, Open Space, Rural or agricultural land use, as
well as existing and potential noise or hazards from transportation facilities
including major roads and rail lines.
c) New residential development proposed in areas where adjacent lands have or will
have substantially different lot area or density characteristics, will be required to
provide signifieant a 35.0 metre separation between existing lot lines and
proposed new buildings. This may he aeftie-1ee fhfflttgh sethaeks, ifttefveffiHg
IH'e!IS ef epeii spaee, gF!Ifitl!ttee let IH'eas, IIIH6seaping !!He ethel' me!IHs ef
pre'lieiHg a se~tsitive tf!IHsitieH. Such minimum distance may be reduced in
exceptional circumstances where it can be demonstrated to the satisfaction of
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Town of Aurora Yonge Street South
Secondary Plan
Page9
the Town that intervening topography, heavily treed areas, building
orientation or other similar features will provide adequate buffering and
transition to existing residential units, or where it can be demonstrated that
the transition proposed has less impact than an existing situation.
d) Generally more dense development shall be directed towards Y onge Street
and lower densities shall form a transition to Estate Residential interfaces.
e) New units abutting properties on Ridge Road shall be in the form of
detached dwelling units.
3.2.5 Typical Infrastructure and Amenities for New Development
All development in Transitional, Suburban, Cluster or Low
designations shall be designed so as to incorporate the following:
Density Residential
a) municipal water supply service;
b)
c)
d)
municipal sanitary sewer service;
Best Management Practices related to storm drainage requirements;
paved streets, together with appropriate lighting, walkways and landscaping;
e) any other services, works or considerations that are appropriate for the
development or that are required elsewhere in this Plan.
3.2.6 Estate Residential Infrastructure
a) Development in Estate Residential designations is expected to continue on the
basis of private septic disposal systems and individual wells. It is not intended
that such areas will be \etrofitted with municipal water or sewer services.
b) In the future, should municipal water and/or sewer service become desirable or
necessary, the Town may consider installation ofwater and/or sewer services in
existing Estate Residential areas to be paid for by local improvement levy after
undertaking the following procedures:
i) consultation with affected property owners;
ii) completion of a study which provides full consideration of the impact on
servicing allocation within the Town and fiscal impact of servicing in this
area; and
iii) consideration of the planning implications that municipal servicing may
have for redevelopment and intensification within the respective area
under consideration as well as for any abutting areas which may remain on
private services.
3.2.7 Block Plan Requirements
000189
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Town of Aurora Yonge Street South
Secondary Plan
Page 10
Prior to approval of an application to permit new development (including a rezoning,
consent application, plan of subdivision, plan of condominium, or a site plan) within any
Transitional, Suburban, Cluster or Low Density Suburban Residential designation, a
Block Plan for the respective area as identified on Schedule CC must be approved by the
Town in accordance with s. 11.1.
3.2.8 Supporting Studies
Prior to approval of a development application within aqy Residential designation, the
proponent shall submit appropriate Supporting Studies in accordance with s. 11.2.
3.3 ESTATE RESIDENTIAL
The following policies shall apply to lands having an Estate Residential designation on Schedule
AA.
3.3.1 Notwithstanding s.3.1.2.a of the Aurora Official Plan, the permitted uses in an Estate
Residential designation shall be limited to only one detached dwelling per lot, accessory
structures, and compatible home occupations.
3.3 .2 Lots within the Estate Residential designation of this Plan area shall preserve a minimum
of 75% of the lot area in an open, landscaped or natural condition and such required area
shall not include any area devoted to a swimming pool, accessory building, paved
driveway, patio or other area covered with impervious material.
3.3.3 Notwithstanding subsections 3.1.2.b.ii and 3.1.2.n of the Aurora Official Plan, within
the area fronting Ridge Road a very limited amount of additional development may be
permitted through division of an existing oversized lot to create one or more new lot(s)
subject to theJollowing provisions: ·
a) the miirimum area of any new lot as well as the remaining lot shall not be less
than 0:6 hectares (1.5 acres);
b) . the minimum frontage of any new lot or any remaining lot shall not be less than
30 metres (1 00 feet) fronting onto a municipal road;
c) a high standard of urban design as outlined in s. 3.9 of the Aurora Official Plan is
achieved;
d) a supporting hydrogeological study is submitted which demonstrates to the
satisfaction of the Town and appropriate agencies that each lot meets the
established requirements to support a subsurface sewage disposal system;
e) supporting documentation is submitted to the satisfaction of the Town and
appropriate agency, as necessary, which demonstrates that each lot is able to be
supplied with a potable source of water;
000190
Town of Aurora Yonge StreetSouth
Secondary Plan
Page 11
f) any other study described in this Plan which is deemed necessary by the Town or
other authority having jurisdiction, in order to evaluate an environmental feature
or function of significance on the site.
3.3.4 Any proposed development of the approximately 4. 4 ha (11 ac.) property at the end of
Ridge Road shall also address, to the satisfaction of the Town, the following matters:
a) the creation of a cui de sac built to municipal standards;
b) relocation of the communication tower and related infrastructure from the site;
and
c) resolution of the extent of the municipal right of way at the end of Ridge Road.
3.4 TRANSITIONAL RESIDENTIAL
The following policies shall apply to lands having a Transitional Residential designation on
Schedule AA.
3.4.1 Permitted uses within a Transitional Residential designation shall be limited to detached
dwellings, accessory structures and compatible home occupations.
3.4.2 To erisure a high standard of development for this low density use, the following
standards l'l'ffiSt shall be achieved:
a) a minimum lot area of0.4 hectare (I acre);
b) a minimum lot frontage of30 metres (100ft.);
c) a high standard of urban design as outlined in s. 3.9 of the Aurora Official Plan.
3.4.3 Development in a Transitional Residential designation shall ensure sensitivity to the
natural environment through conservation of topography, Environmental Function Areas
and meaningful areas of natural open space. Compatibility with the interface of an
existing area of Estate Residential development shall be maintained through a minimum
building setback of 35 metres from any lot line adjacent to such interface and such
screening or landscaping as may be appropriate.
3.4.4 Lots within the Transitional Residential designation of this Plan area shall preserve a
minimum of 70% of the lot area in an open, landscaped or natural condition and such
required area shall not include any area devoted to a swimming pool, accessory building,
paved driveway, patio or other area covered with impervious material.
3.5 SUBURBAN RESIDENTIAL
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Town of Aurora Yonge Street South
Secondary Plan Page 12
The following policies shall apply to lands having a Suburban Residential designation on
Schedule AA.
3.5.1 Notwithstanding s.3.1.2.a of the Aurora Official Plan, permitted residential uses within a
Suburban Residential designation are limited to one detached dwelling per lot.and ·
compatible home occupations.
3.5.2 To ensure a high standard of development, and in accordance with the provisions of
subsection 3.1.2.b.i of the Aurora Official Plan, lots within a Suburban Residential
designation wHl shall achieve the following minimum standards:
a) a•minimum lot area of0.2 hectare (0.5 acre);
b) a high standard of urban design as outlined ins. 3.9 of the Aurora Official Plan.
3.5.3 Lots within the Suburban Residential designation of this Plan shall preserve a minimum
of 55% of the lot area in an open, landscaped or natural condition and such required area
shall not include any area devoted to a swimming pool, accessory building, paved
driveway, patio or other area covered with impervious material.
3.5.4 There shall be no direct access from an arterial road to any Suburban Residential lot.
Access shall be by means of a local road. Innovative lot patterns may be approved which
would enable houses to face Bloomington Road while providing access from a local
internal street.
3.5.5 Lots in a Suburban Residential designation abutting Bathurst Street shall provide a
generous setback in order to provide a transition between urban development and rural or
agricultural uses within the Township of King. Significant areas of native trees and
vegetation shall be required to be provided on the portion of lots facing the inter-
municipal boundary to further buffer the impact of urban development on the adjacent
municipality.
3.5.6 Based on the provisions of an approved Block Plan, Suburban Residential areas may be
placed in one or more separate zone categories in the Zoning By-Law, requiring differing
frontage; building orientation or development standards. The Zoning By-law shall
establish· the standards and requirements which are appropriate for particular locations
and for each zoning category.
3.6 CLUSTER RESIDENTIAL
The following policies shall apply to lands having a Cluster Residential designation on Schedule
AA.
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Town of Aurora Yonge Street South
Secondary Plan
Page 13
3.6.1 Permitted uses in a Cluster Residential designation are single detached dwellings, semi-
detached dwellings, linked housing, townhouses and Private Open Space. Land may be
conveyed to the municipality as Public Open Space without amendment to this Plan.
The Block Plan process will encourage an appropriate mix of units related to
consideration of landform conservation efforts and overall compatibility with
existing development.
3.6.2 Buildings shall not cover more than twelve percent (12%) of all the lands with a
Cluster Residential designation. To the greatest extent possible, land within a.
Cluster Residential designation shall be retained in an open ornatural condition, -A
ffiiniffillffi ef 25% ef the !lfea witbffi a Clester Resiaefltift! fiesigftfttieft shall ae Fetaiftea iR
an epefl ef ft!ltefa! eefttiitieft, either as Private or dedicated Public Open Space and shall
not form part of individual lots, or similar area devoted to exclusive use in a
condominium. Areas of open space shall be significant and sufficient to visually and
functionally distinguish development clusters from one another, in order to reduce
the impact of massing and to enable the landforms and retained natural areas of the
Oak Ridges Moraine to be visually and functionally liuked to areas of low intensity
development. Areas retained as open space are intended to preserve the natural landscape
quality of the area and shall not contain buildings, swimming pools or other areas of
pavbed kor Rrimpemd · ouski~urface coveri_ng mdrio~e than 5°hYoal
1
of subch are~d· Andy nfiecessary ';
set ac s, oa s, par ng areas or pnvate veways s not e cons1 ere to orm any . ,
portion of this reqtlirefi open space area.
3 .6.3 Within a Cluster Residential designation, residential units within individual clusters shall
be sited in a manner that provides for:
a) adequate set back and buffering from environmental features, including
conformity with the requirements of any Environmental Impact Study as required
in s.ll.2.2 ;
b) arrangement and design which conserves landform in accordance with
Development Guideliues 7.1.8 and 7.1.9 of Background Study # 5 titled
"Landform Conservation and the Oak Ridges Moraine"! and has minimal
effect on the natural hydrogeological recharge function of the moraine as
established by a Hydrogeological Study in accordance with the provisions of s.
11.2.5;
c) screening by topography and/or vegetation, from existing areas of Estate
Residential designation, institutional uses, arterial roads and rail corridors, and
maintenance of a minimum separation of 35 metres between any Estate
Residential designation and the lot line or limit of any area of private amenity
space of any cluster residential unit held in condominium ownership, in
accordance with the provisions of s. 3.2.4;
1 Background Study #5 to the Oak Ridges Morame Area Plaruring Shidy by Jolmson Sustronk Weinstein
& Associates and HBT AGRA Limited, April1993
000193
Town of Aurora Yonge Street South
Secondary Plan Page 14
d) separation from other clusters of residential lots, and from other residential or
institutional land use designations, by areas of zoned open space which will
·remain in common private use or may be dedicated to the municipality;
e) minimum setback, and screening by topography or vegetation, from Yong~ Street
in accordance with the Urban Design Guidelines contained in Appendix A. ·
3.6.4 Lots within the Cluster Residential designation of this Plan shall preserve a minimum of
40% of the lot area, or similar area devoted to exclusive use within a condominium, in an
open, landscaped or natural condition and such required area shall not include arty area
devoted to a swinuning pool, accessory building, paved driveway, patio or other area
covered with impervious material.
3.6.5 In the preparation of Block Plans, areas suitable for residential clusters shall be identified.
Such potential areas will be evaluated by the Town based on the above criteria, required
studies, and the degree to which the. proposed siting of clusters and open space areas
conforms with the overall policies and intent of this Plan.
3.6.6 Permitted forms of housing and areas of common open space within a Cluster Residential
designation shall be identified in a site specific Zoning By-law based upon the provisions
of this Secondary Plan including an approved Block Plan.
3.6. 7 A Block Plan shall be further refined during approval of a plan of subdivision or of
condominium, to more specifically address the constraints and amenities of a given site in
accordance with the provisions. of s. 11.3. This more specific and detailed development
scheme shall form the basis of a site specific Zoning By-law.
3.6.8 Development within a Cluster Residential designation which is proposed to proceed by
means of a tenure arrangement which does not. include a plan of subdivision or
condominium shall be subject to the provisions of Site Plan Control and Supporting
Studies required in accordance with the provisions of s. 11.5.5 of this Plan.
000194
Town of Aurora Y onge Street South
Secondary Plan
3.7 LOW DENSITY SUBURBAN RESIDENTIAL
Page 15
The following policies shall apply to lands having a Low Density Suburban Residential
designation on Schedule AA.
3.7.1 Pennitted uses in a Low Density Suburban Residential designation are limited to single
detached dwellings, semi -detached dwellings, duplex dwellings, linked housing and
compatible home occupations as well as private or public open space.
3. 7.2 The predominant form of housing shall be single detached dwellings. Semi-detached, link
housing and duplex dwellings may be integrated in the design of Low Density Suburban
Residential areas provided that the overall density does not exceed 15 units per hectare ( 6
units per acre) of gross residential/and within an area designated Low Density Suburban
Residential and, further that the overall density of the Block Plan area within which such
designation is contained (as shown on Schedule CC) is no more than 5 units per hectare
(2 units per acre) of gross residential/and.
3. 7.3 Maximum density within a Low Density Suburban Residential area may only be achieved
if it can be demonstrated that roads, servicing and housing construction can occur with
minimal disruption to the natural topography.
3. 7.4 All lots within the Low Density Suburban Residential designation of this Plan shall
preserve a minimum of 50% of the lot area in an open, landscaped condition and such
required landscaped area shall not include any area devoted to a swimming pool,
accessory building, paved driveway, patio or other area covered with impervious material.
3.7.5 Standards and requirements for the development of Low Density Suburban Residential
areas shall be established in the Zoning By-Law, in one or more zoning categories
reflecting the range of densities and forms which are appropriate for a particular location.
The Zoning By-Law shall establish appropriate provisions for each unit type related to
such matters as dwelling unit size, lot coverage, minimum area oflandscaped open space,
height, parking and setbacks.
3.8 SITE SPECIFIC POLICIES
The following special provisions shall apply to specific sites within the Y onge Street South
Secondary Plan.
3.8.1 The lands in Lots 73, 74 and 75, Concession 1 E.Y.S., which are designated Cluster
Residential and Private Open Space, were developed as part of an overall concept for a
golf course, tennis club and residential enclave. No additional dwellings shall be
pennitted without amendment to this Plan.
000195
Town of Aurora Yonge Street South
secondary Plan
Page /6
3.8.2 Notwithstanding the Cluster Residential designation, all, or a portion of lands abutting
Yonge Street in part of Lot 71, I E.Y.S. as marked on Schedule AA may alternatively
develop for Minor Institution use in accordance with s. 4.3.2. The potential residential
density of 5 U!ha ( 2 u/ac.) applies only to land to be developed for residential use and
shall not be transferred from any portion developed as a Minor Institution use to any
remaining residential land.
3.8.3 The lands north of Ridge Road and west of Y onge Street {Block F) established
Ecological Buffer Areas and Ecological Restoration Areas shown on Schedule AA
resulting from further detailed planning which addressed many of the requirements
of a BlockPlan. Permitted residential uses in Block F on sites abutting Ridge Road
properties shall be limited to detached dwellings. Access fromRidge Road.sliall be
limited to pedestrian.· and emergency vehicle access ouly. Before any development
may be approved, the Town and Region· shall approve a Block Plan which has
established the location of two access points to the lands and an internal road
pattern. Until the access to Yonge Street has been constructed, development shall
not occur within this area [OPA 38)
3.8.4 Permitted uses in the Cluster Residential designation located on the Elderberry
Farm site north of Elderberry Trail, shall be limited to detached dwellings and
public or private open space. A minimum separation distance of 44 metres shall be
maintained between existing estate residential houses on Elderberry Trail and any
new dwelling within this site specific area. [OPA 39].
000196
Town of Aurora Yonge Street South
Secondary Plan
4.0 INSTITUTIONAL LAND USE POLICIES
Pagel7
The following policies apply to Institutional land uses and areas containing municipal utilities as
indicated on Schedule AA.
4.1 INTENT
It is the intent of this Plan to recognize existing institutional uses and provide for a limited
number of new small scale Minor Institution uses that are designed to blend. with the topography
and landscaped context .of the Oak Ridges Moraine and with the surrounding low density
residential precinct. Institutions which provide a public service to the existing and future
residents of the community (and potentially, efto other areas ofthe Town) such as schools or a
place of worship, are permitted. Such uses. shall not create a demand for higher levels of service
than are presently available, or intended to be provided, within the Plan area in the future.
4.1.1 Designations
The following Institutional uses are recognized and permitted by designations illustrated
on Schedule AA:
a) Elementary Schools (depicted by symbol);
b) Minor Institution;
c) Major Institution.
4.1.2 Range of Uses and Future Provision
a) Institutional uses are uses providing a public service including public ·
administration, education, health care, cultural and religious facilities, government
or agency offices, schools, day care centres, nursing homes, libraries, and
community centres. Open space and recreation uses, fire halls, police and
ambulance stations, utilities, storm water management ponds, and like facilities
necessary to serve the community are also permitted within an Institutional
designation.
b) The difference between Major and Minor Institution uses is related to matters of
scale, intensity of use and/or area to be served. Major Institution uses are large
scaled buildings and sites, serving a large portion of the Town or broader region.
They are utilized by significant numbers of people, may require a higher level of
community services, and have a noticeable impact either visually or functionally
on surrounding uses with respect to such matters as building size, noise, traffic,
extent of parking and normal hours of operation. No new Major Institution uses
are anticipated by this Plan.
LLL197
Town of Aurora Yonge Street South
Secondary Plan Page18
c) A limited number of new Minor Institution sites designed to be of modest scale,
functionally compatible with the predominant low density residential fabric, and
serving a local population may be created in accordance with s. 4.3.2 and will be
placed in separate zoning categories in the Zoning By-Law to reflect specific use
requirements for parking and buffering and any other applicable considerations.
4.1.3 Typical Infrastructure and Amenities
All development in Institutional designations shall be designed so as to incorporate the
following:
a) municipal water supply service;
b)
c)
d)
municipal sanitary sewage service;
management of storm drainage as provided in s. 10.5;
appropriately scaled and sited parking areas, lighting, walkways and landscaping;
and
e) any other services, works or considerations that are appropriate for the
development or that are required elsewhere in this Plan.
4.1.4 Buffering and Compatibility
All Institutional uses shall be designed to minimize any noise, traffic, pollution, visual
impact or other related nuisance and hazard arising therefrom. To ensure that new
institutional facilities do not create a visual, environmental, or traffic nuisance for their
surroundings, a development agreement may be required in accordance with· the
provisions of s. 3 .4.l.g of the Aurora Official Plan, and the following provisions:
a) The scale, bulk and design of all Institution uses shall be functionally compatible
and able to blend visually with adjacent uses and with the natural environment.
b) Vehicular access to all Institution uses shall be located and designed to
discourage vehicular traffic or parking generated by such uses from intruding into
local residential neighbourhoods.
c) All Institution uses within the Secondary Plan area shall be required to maintain
as much of the site area as possible, and a minimum of W 40% of the site area
as an open area, landscaped or in natural condition and such area shall not include
any driveway, parking area or other area related to the use or storage of vehicles.
No outdoor area covered by an impervious material shall be included as part of
the required landscaped area.
d) The Institutional user shall be required to use its best efforts to identify and
use designs, materials and ground treatments that ensure maximum
permeability and intutration. Innovative alternatives which achieve a similar
000198
Town of Aurora Yonge Street South
Secondary Plan
Page 19
inilltration rate with further open space reductions, will be considered
subject to satisfying the Town and the Lake Simcoe Conservation Authority,
without further amendment to this Plan.
4.1.5 Supporting Studies
Prior to approval of a development application within any Institutional designation, the
proponent shall submit such Supporting Studies as required by the Town in accordance
with the provisions of s. 11.2 of this Plan.
4.1.6 Site Plan Control
Applications for development of any Institutional use shall be subject to the provisions of
Site Plan Control.
4.2 ELEMENTARY SCHOOL
The proposed location of a public Elementary School site of approximately 2 to 2.4 hectares (5
to 6 acres) is shown by symbol on Schedule AA and relates to a publicly funded institution.
4.2.1 The location of this school is approximate and may be relocated in consultation with the
York Region District School Board without amendment to the Plan, subject to the
following provisions:
a) The specific size, configuration and location of a school site will be determined in
consultation with the York Region District School Board during the preparation of
a Block Plan, and shall be co-ordinated with the planning of municipal parkland.
The co-ordinated use of recreational space and facilities to meet the needs ofboth
the school and the local area will be encouraged;
b) Adequate parking and other required facilities shall be provided on site;
c) Safe and convenient pedestrian access routes shall be planned between the school
and the surrounding residential areas;
d) The selected site will generally be a maximum of 3 hectares in size, and shall have
frontage on a local road;
e) The selected site will be able to develop in accordance with the Oak Ridges
Moraine Guidelines including preservation of environmental features and
functions, and the necessity for minimal grading in order to preserve the landform;
f) The public elementary school site is to be located within the first phase of
development.
4.2.2 If the elementary school site is not reqnired in future for school purposes, it may develop
in accordance with the underlying Cluster Residential designation.
000199
Town of Aurora
4.3 MINOR INSTITUTION
Yonge Street South
Secondary Plan
The existing locations of Minor Institution uses is are shown on Schedule AA.
Page20
4.3.1 Pennitted uses in a Minor Institution designation include small scale public service uses
including places of worship, private schools, daycare and residential facilities for
children, nursing homes, senior citizen homes, government operated clinics or counseling
services, and similar uses which are deemed by the Town to be compatible with existing
or proposed development, oriented to the local population, and requiring a limited
number of support services.
4.3 .2 On sites with Y onge Street exposure on the east side of Y onge Street as indicated on
Schedule AA,' new compatible Minor Institution uses may.be permitted within the Cluster
Residential designation subject to amendment of the Zoning By-law, and further provided
that the following matters have been addressed to the satisfaction of the Town:
a) the relationship of the use to surrounding development in an approved Block Plan;
b) safe and, where possible, co-ordinated access to Y onge Street to be shared with
other compatible uses, in order to limit the number of access points;
c) the proposed grading preserves topographic features and functions in accordance
with the Implementation Guidelines for the Oak Ridges Moraine;
d) building height, massing, location of parking, landscaping, pedestrian and vehicle
circulation, have been addressed in a Site Plan and are in accordance with the
Urban Design Guidelines contained in Appendix A;
e) availability of municipal servicing;
f) completion of required studies in accordance with s. 11.2; and
g) any other reasonable concern related to the specific nature of the proposed use
has been addressed to the satisfaction of the Town or relevant authority. ·
4.3.3 Sites containing municipal utilities, including a water tower or storm water detention
pond, have been designated as Minor Institution sites but such designation shall not imply
that such sites are intended to be redeveloped for any use except a utility without
amendment to this Plan.
4.4 MAJOR INSTITUTION
The Provincial government complex, York District Catholic School Board offices, and Cardinal
Carter Secondary School are designated Major Institution uses on Schedule AA. The Provincial
government complex contains the historic De La Salle College building which is currently used
as offices, and portions of a wooded area known as Monk's Walk, a driver testing centre, and
offices of the Ontario Provincial Police. A depression located-on the site is designated as Open
Space.
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Town of Aurora Yonge Street South
Secondary Plan
Page21
4.4.1 The pennitted uses for Cardinal Carter Secondary School on Bloomington Road include a
secondary school, daycare centre, recreation uses, open space uses and related activities
normally associated with these uses.
4.4.2 The permitted uses of the Provincial govermnent site designated Major Institution at the
north west comer of Y onge St. and Bloomington Road include administrative offices, a
driver testing centre, Ontario Provincial Police headquarters and open space.
a) The Town shall seek to obtain an open space trail linkage along the northern
boundary of this site and a conservation easement over the landform depression
identified as an Environmental Function Area on Schedule AA.
b) Any future development or redevelopment of this site shall preserve and respect
the identified Heritage Resource in accordance with the provisions of s. 3.8 of the
Aurora Official Plan. ·
4.4.3 The permitted use of the York District Catholic School Board site on Bloomington Road
includes administrative offices, recreation, open space and activities normally related to
such uses.
4.4.4 Any significant change of use on a permitted Major Institution site and any application
for a new Major Institution use designation shall require an Official Plan Amendment. In
considering an application for Official Plan Amendment, the Town shall be satisfied that:
a) municipal services are available;
b) the use will not create a demand for higher levels of community services than are
intended by this Plan;
c) the proposed Major Institution use is compatible with the Intent and policies of
this Plan;
d) satisfactory Supporting Studies required in s. 11.2 have been submitted;
e) the proposed use can develop and function in a manner both sensitive to the
environment and compatible with surrounding low density residential uses; and
f) any other reasonable concern related to the specific nature of the proposed use has
been addressed to the satisfaction of the Town or relevant authority.
000201
Town of Aurora Yonge Street South
Secondary Plan
5.0 OPEN SPACE LAND USE POLICIES
Page22
In accordance with s<~ 3.5 ·of the Aurora Official Plan, the following policies recognize the
significance of Open Space areas to the use and enjoyment of recreational activities as well as to
the passive use and enjoyment of the natural environment, within the Y onge Street South
Secondary Plan area of the Oak Ridges Moraine. The following policies shall apply to Open
Space designations on Schedule AA, including a proposed Neighbourhood Park, linear park
linkages, trails, areas of private open space and other areas which are intended to be preserved in
a natural state. ·· ·
5.1 INTENT
The Open Space resources within the Plan area, whether in public or private ownership, are
intended to maintain the characteristic topography and open, landscaped quality of the Oak
Ridges Moraine; preserve and protect natural features; and maintain the aquifer recharge
function. Council recognizes that the general character of the Town's landscape (and in_particular
that of the Oak Ridges Moraine) is a natural resource which is essential to the well-being of the
Town's residents and visitors, and will attempt to maintain and enhance such landscape
characteristics. Designated Environmental Protection Areas, flftd Environmental Function Areas,
and Ecological Restoration Areas may be used for passive recreation use where environmentally
feasible. The Plan area provides a unique opportunity to provide for passive recreational use in a
natural setting with significant vistas and views. Public enjoyment of this environmental
resource and connections to significant natural resources in the broader region will be obtained
through provision of linear park and trail linkages between and through natural features as
appropriate if it can be demonstrated that public access will not have negative impact on the
natural features and their functions.
5.1.1 Permitted Uses
Uses permitted on lands having an Open Space designation shall be uses which are
primarily accommodated in an open setting with minimal buildings.or structures. Areas
designated Public Open Space are primarily intended for active or passive recreation use,
including trails. Areas of Private Open Space may accommodate a specific function such
as a cemetery or a golf course and are not usually intended to be open or accessible to the
public.
5.1.2 Zoning
Land designated for Open Space use will be placed in separate categories in the Zoning
By-law to reflect the specific uses to be permitted. Amendments to the By-law may be
site specific in nature.
5.1.3 Open Space Linkages
000202
Town of Aurora Yonge Street South
Secondary Plan
Page23
Lands designated Open Space and Environmental Protection Areas on Schedule AA,
as well as Environmental Function Areas, Ecological Buffers and Ecological
Restoration Areas which have b.een dedicated to the Town, will be linked wherever
possible and environmentally feasible to form a system of connected natural features both
within the Plan area and with other significant natural areas within the Region and
beyond in order to form an interconnected recreational and environmental system.
5.2 PUBLIC OPEN SPACE
Lands designated Public Open Space on Schedule AA are owned or proposed for public
acquisition or access by the Town or other public authority and intended for active or passive
recreation.
5.2.1 Land designated Public Open Space shall be acquired and used in accordance with the
policies of s. 3.5 of the Aurora Official Plan.
5.2.2 Permitted uses in areas designated Public Open Space shall be restricted to the following:
a) Neighbourhood Parks including playing fields, a children's playground and
structures associated with such uses; and
b) Linear open space parks, and trail linkages for non-motorized use;
c) Stormwater detention features.
5.2.3 Lands dedicated for parks shall be in a location and condition acceptable to the Town.
All active parks should have frontage on a public road. Stormwater detention areas
shall not be accepted as part of the required parkland dedication in accordance with
the policies of the Aurora Official Plan and the provisions of the Planning Act.
5.2.4 A Neighbourhood Park of approximately 1.12 hectares (2.8 acres) shall be located in
conjunction with any elementary school to be provided within. the Secondary Plan area as
shown by symbol on Schedule AA.
5.3 PRIVATE OPEN SPACE
Lands designated Private Open Space on Schedule AA are held in private ownership and shall
not be construed as being open or available to the public. Lands with this designation include the
Aurora Cemetery, the Beacon Hall Golf Course and the Timberlane Tennis Club.
5.3.1 Permitted uses within an area of Private Open Space shall be limited to uses which retain
the site in a primarily open condition.
000203
Town of Aurora Yonge Street South
Secondary Plan Page24
5.3.2 In order to facilitate the completion of a network of trails through the area as shown on
Schedule DD, Council wiii endeavour to achieve easements or rights of way indicated
along the boundaries or through areas of Private Open Space.
5.3.3 Within Private Open Space designations, Council may promote measures which wiii
maintain and enhance the aquifer recharge function of the Oak Ridges Moraine, protect
the topography and landform character representative of the Oak Ridges Moraine, or
protect natural features. Such measures may relate to the treatment of storm water quality
or quantity, use of pesticides or herbicides, control of grading, landscape design, or
protection of environmental features and shall be implemented through site plan and
zouing controls or through such legal agreements as conservation easements or restrictive
covenants, as weii as through encouragement of stewardship initiatives.
5.4 TRAILS
The location of existing and proposed trails is identified on Schedule DD. The exact location of
proposed trails may be altered without amendment to this Plan.
5.4.1 Wherever possible, identified trails will be brought into public ownership and designated
as Public Open Space. In some areas, trails may utilize public road allowances, utility
rights of way or easements over private land, including areas designated as Private Open
Space. Nothing in this Plan shaii imply that any trail shown on private land is open to
public use until it is acquired, or alternative legal arrangement is made for public access.
5.4.2 Wherever environmentally feasible, trails wiii be encouraged in locations which link and
provide access within or adjacent to Environmental Protection Areas and Ecological
Buffers, Environmental Function Areas, or Ecological Restoration Areas.
5.4.3 Trails shall be used for passive recreation, including walking and shall not be designed or
intended for use by motorized vehicles. Cycling, cross country skiing and similar more
intense recreational activities may be permitted and encouraged in certain trail locations
but restricted from other more sensitive areas where there is concern for the impact on the
environment due to vegetative damage, erosion or habitat disturbance.
5.4.4 Trails shall be located, designed and maintained in a manner which retains topographic
features, minimizes risk of erosion or other ecological damage, and utilizes natural
materials rather than impervious materials (except where road surface or sidewalks form
trail components).
5.4.5 Wherever possible, public access to exceptional Vistas as identified on Schedule DD
shall be provided by means of trails.
5.4.6 Where additional landscaping is desirable along trails, it shall consist only of native
species.
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Town of Aurora Yonge Street South
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Page25
5.4.7 It is the intent of this Plan to secure an alignment for the Oak Ridges Trail which provides
an opportunity to enjoy the Oak Ridges Moraine in its natural setting and minimizes
reliance on access provided along roads.
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Town of Aurora Yonge Street South
Secondary Plan
6.0 ENVIRONMENTAL LAND USE POLICIES
Page26
The Environmental designations on Schedule AA contain natural features and functions of
significance which are intended to be protected and, where possible, enhanced whether in public
or private ownership. Efforts will be made, where possible, to bring such areas into public
ownership. Where lands are retained in private ownership, they shall not be construed as
being open or available to the public unless specific easements or other legal arrangements
have been granted to provide public access.
6.1 INTENT
The intent of the Environmental Protection Area, Ecological Restoration Area and
Environmental Function Area designations on Schedule AA is to protect and enhance areas
containing significant natural features and functions. The Environmental designations include
significant natural features in the Secondary Plan area which provide a high or moderate
environmental function. It should be noted that despite the identification of these specific areas
and features, these are not the only lands which may provide an important environmental
function. Most of the area within the Secondary Plan is identified as providing a high/moderate
ground water recharge function as shown on Schedule BB. This function is to be maintained, as
much as possible, through natural rather than engineered means in accordance with the
provisions of Section 7.
Other less significant treed areas such as non-native plantations contribute to ground water
recharge and are intended, as much as possible, to be retained and encompassed within
development.
The Environmental designations include:
a) Environmental Protection Areas;
b) Environmental Function Areas. and
c) Ecological Restoration Areas.
6.2 GENERAL POLICIES
6.2.1 The Town shall seek the dedication of environmental areas through transfer of density to
other appropriate lands within the sftltly Secondary Plan area. Where the Town chooses
not to accept the dedication of an environmental area, conservation easements will be
required to protect the area in its natural state and provide for public access, if it can be
demonstrated that public access will not impact on the natural features and
functions.
6.2.2 It is not the policy of Council to purchase environmental areas or accept the dedication of
environmental lands as part of the park land dedication requirements under the Planning
Act.
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Town of Aurora Yonge Street South
Secondary Plan Page27
6.2.3 Prior to consideration of development within or adjacent to an Environmental Protection
Area, its associated Ecological Buffer or an Environmental Function Area or
Ecological Restoration Area, an Environmental Impact Study shall be undertaken in
accordance with Terms of Reference approved by the Town in consultation with the
appropriate agencies or jurisdictions, as warranted. The Environmental Impact Study
shall define the exact size, significance and extent of the environmental feature. As a
minimum, an Environmental Impact Study shall address the matters set out in Section
11.2.2.
6.2.4 The removal, destruction, damage or alteration to the boundary of an Environmental
Protection Area , its associated Ecological Buffer, 6i' Environmental Function Area, or
Ecological Restoration Area (except such alteration as is supported by an
Environmental Impact Study) shall not result in a change to the designation or policies for
these areas, nor qualifY such areas as suitable sites for development.
6.2.5 Where environmental features are intentionally removed, destroyed, damaged or altered,
the Town shall use its available powers to require that such areas be restored to natural
conditions.
6.2.6 Where Environmental Protection Areas and their associated Ecological Buffers , 6i'
Environmental Function Area or Ecological Restoration Areas, leHds are dedicated to
the Town, these lands shall be subtracted from the gross development area for purposes of
calculating park land dedication.
6.2. 7 Ecological buffers shall be provided around each Environmental Protection Area. The
intent of ecological buffers is to provide adequate separation between environmental
areas and adjacent areas used or intended for development. The physical extent of an
ecological buffer will be based on the environmental feature that is being protected and
shall be determined during the preparation of an Environmental Impact Study in
accordance with the provisions of s.11.2.2. Within Block F, as shown on Schedule CC
Ecological Buffers shall be a minimum of 10.0 metres in width measured from the
dripline of trees on the boundary of the Environmental Protection Area to the rear
lot line or equivalent of the development. [OPA 38]
Two common impacts from development are the introduction of non-native horticultural
plants to native woodlands and loss of small mammals and ground-nesting birds from
predation by domestic animals. In such cases, buffers should be wide enough to provide
edge habitat for the non-native plants and hunting territory for domestic animals. This
will not eliminate the impacts to the environmental feature, but may mitigate them to
acceptable levels.
6.2.8 Ecological Buffers will form part of the Environmental Area designation which they
abut. Buffers will not form part of the development area. In accordance with s. 3.2.3.b)
of this Plan, residential densities may be transferred ffom the buffer areas to other lands
000207
Town of Aurora Yonge Street South
secondary Plan
Page28
in the Secondary Plan area. Ecological Buffer ownership will not be fragmented,
wherever possible.
6.2.9 Ecological Buffers shall be left in a natural state and, where possible and appropriate,
augmented with native species. No development with the exception of def"med and
appropriate trails and stormwater management outlets is permitted within
Ecological Buffers. Boundaries will be delineated by a structural boundary or
"living fence" of natural plant materials, to the satisfaction ofthe Town.
6.2.10 In conformity with s. 3.11.1 of the Aurora Official Plan, all private and public
development adjacent to or incorporating Environmental Protection Areas and their
associated Ecological Buffers, Environmental Function Areas and Ecological
Restoration Areas shall be based on Site Plan Agreements·· which reflect the
recommendations of an Environmental Impact Study, including appropriate development
agreements and conservation easements.
6.3 ENVIRONMENTAL PROTECTION AREAS
6.3 .1 Environmental Protection Areas contain the most significant areas of ecological
importance within the Secondary Plan area It is Council's intent to acquire such areas or
ensure their preservation through conservation easements.
6.3 .2 The intent in designating Environmental Protection Areas is to protect ecological
structure and function, and significant landforms representative of the Oak Ridges
Moraine. In these areas, the quality of the landform, vegetation and/or wildlife is high
and should be protected on its own merits, in addition to the functional value it may have
such as erosion control, wildlife habitat, enhancement of infiltration, nutrient cycling, etc.
6.3.3 Environmental Protection Areas include the following features:
(i) Environmentally Significant Areas (ESAs) designated by the Lake Simcoe Region
Conservation Authority (LSRCA) for flora, habitat or wildlife reasons, or Areas of
Natural and Scientific Interest (ANSis) (life science) designated by the Ontario
Ministry of Natural Resources (OMNR);
(ii) all components of evaluated wetlands, plus any contiguous forest or wetland
habitat;
(iii) areas supporting regionally, Provincially or nationally significant plant and animal
species in York Region as designated by the OMNR;
(iv) woodlands greater than 4 hecares (10 acres) in size;
(v) significant vegetation communities including mature forests (greater than 100
years of age);
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Town of Aurora Yonge Street South
Secondary Plan
(vi) significant wildlife habitat including known deer wintering areas, fisheries habitat
and waterfowl staging areas;
(vii) natural features that are part of the headwaters of the Holland River; and
(viii) landforms that are especially representative of the Oak Ridges Moraine or
Schomberg Ponding in their form and/or composition (e.g., kettle depressions).
6.3.4 No new development or land alterations shall be permitted in an Environmental
Protection Area except for erosion and flood control works; fish, wildlife or conservation
management measures, or ecologically based restoration or management.
6.3 .5 Pedestrian paths and essential public works may be permitted, subject to an
Enviromnental Impact Study or an Enviromnental Assessment prepared under the
Enviromnental Assessment Act, provided that the ecological function for which the area
was identified is maintained and enviromnental impacts are adequately mitigated.
6.3.6 Where possible, the boundaries of Environmental Protection Areas shall be staked in
the field and surveyed to the satisfaction of the appropriate authorities during the
preparation of a Block Plan.
6.3.67 Removal or significant alteration in the boundaries of an Environmental Protection Area
will require an amendment to this Plan. Changes to the boundaries of an Environmental
Protection Area, due to the conclusions of an approved Enviromnental Impact Study
conducted in accordance with the provisions of s. 11.2.2, shall not require an amendment
to this Plan.
6.3.-18 Existing homes and new homes on lots of record are permitted subject to other policies of
the Official Plan and the provisions of the Zoning By-law.
6.3.&9 Where residential density is transferred from an Environmental Protection Area to other
lands within the Secondary Plan area, the Environmental Protection Area shall be
dedicated to the Town at no cost. Where it is not dedicated to the. Town, conservation
easements or other legal agreements shall be required to ensure that the
environmental features and functions of the area are protected and maintained. and
that wherever possible, public access is provided, if it can be demonstrated that
public access will not have a negative impact on the Environmental Protection Area.
6.3.910 Land designated Environmental Protection Area will be placed in separate categories in
the Zoning By-law to reflect the relative sensitivity of a given area and specific uses to be
permitted. Amendments to the By-law may be site specific in nature.
6.3.Wll The Environmental Protection Area which has been designated northeast of Old
Bloomington Road and Y onge Street is believed to include a kettle feature. If further on-
site investigation in accordance with an Enviromnental Impact Study reveals that such a
feature is not present, the Environmental Protection Area may be reduced or removed
subject to the recommendations of such Study without amendment to this Plan.
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Town of Aurora Yonge Street South
Secondary Plan
6.4 ENVIRONMENTAL FUNCTION AREAS
Page30
6.4.1 The Environmental Function Area designation contains natural areas with a moderate
level of environmental significance but which provide an important environmental
function. The intent in designating Environmental Function Areas is to protect ecological
function only. Many of these areas are located on soils with potentially high infiltration,
with treed vegetation cover. In such instances, the vegetation itself does not have high
enough quality to warrant protection. However, the presence of trees ensures that the
soils will. not be graded, compacted or otherwise disturbed, thus preserving their
capability to infiltrate precipitation to the water table. Thus the vegetation plays a role in
preserving function.
6.4.2 The Environmental Function Area designation includes:
a) areas that have higb/moderate potential for groundwater recharge and support
preeeffiift!lfttly native forest cover (including early successional areas) and
coniferous plantations;
b) areas that provide potential significant linkage within and outside of the Plan area;
and
c) areas that exhibit significant Oak Ridges Moraine landform characteristics,
i.e. kames, ridges, and slopes over 10%.
6.4.3 Development of residential lots or land alterations including pedestrian paths, storm water
management facilities and public works may be permitted in an Environmental Function
Area provided.that it is demonstrated, through:
a) an Environmental Impact Study, that the ecological function for which the area
WllS is identified and areas that exhibit significant Oak Ridges Moraine
landform characteristics ffi are, at a minimum, maintained;
b) a Vegetation Preservation Plan prepared by a qualified professional to
include a tree inventory, an assessment of alternative development options,
identification of means of protecting high quality vegetation during and after
construction, and other matters as set out in Section 11.2.2, that vegetation is
maintained to the greatest extent possible, and
c) a Landform Conservation Plan as described in Section 7 of this Amendment
and Section 11.2.3 that illustrates how the landform is to be preserved.
6.4.4 Where an Environmental Function Area is adjacent to lands designated Cluster
Residential, every effort shall be made to retain the area by transferring the residential
density from the Environmental Function Area to the lands designated Cluster
000210
Town of Aurora Yonge Street South
Secondary Plan
Page31
Residential. Development shall not be permitted within such Environmental Function
Areas until it has been demonstrated that it would not adversely impact the function
provided.
6.4.5 Deletion of an Environmental Function Area shall not require an amendment to this plan
provided that all other relevant policies of this Plan have been addressed to the
satisfaction of the Town.
6.4.6 Existing homes and new homes on lots of record are permitted subject to other policies of
the Official Plan and the provisions of the Zoning By-law.
6:4-:f Where BeYelBJHM'ftt is J'ffi:t'asea ~·ithfit ftfl En .. ittJn11tental :l2ttnefi8n ;{t"ea, a Vegetatian
PreservttaeR Pl!lft sftttll ee prep!ired ey !t fJ:ti!!lifi:ed pffifessieR!tl !lftd sftttll iftelttde !t tfee
ilweffi6ey, !1ft RssesSftl:effi ef !tltemati'te de...elepmeffi eptiefts, idefttifiettaeft ef me!lfts ef
pfeteetiRg high fJ:It!tliey veget!ltieft dtti.Hg !lftd !lffef eeftstfttetieR, anti etftef ffi!lffefS Ets set
ettt iR Seetieft 11.2.4.
6.4.7 Where possible, the boundaries of Environmental Function Areas shall be staked in
the field and surveyed to the satisfaction of the appropriate authorities during the
preparation of a Block Plan.
6.4.8 Where residential density is transferred from an Environmental Function Area to other
lands within the Secondary Plan area, the Town may request that the Environmental
Function Area be dedicated to the Town at no cost. Where it is not dedicated to the
Town, Conservation Easements or other legal agreements shall be required to ensure that
the environmental features and functions of the area are protected and maintained and
that, wherever possible, public access is provided.
6.4.9 Notwithstanding any other provision of this Section, no stormwater management
facility will be permitted on slopes greater than ten percent (10%), and grading of
slopes over 10% shall be strongly discouraged.
6.5 ECOLOGICAL RESTORATION AREAS[OPA 38]
6.5.1 Ecological Restoration Area's have been identified through additional investigation
within Block "F" as shown on Schedule "CC". An Ecological Restoration Area is
intended to link and enhance Environmental Protection Areas and Environmental
Function Areas to provide wildlife movement corridors and habitat. Such areas may
or may not contain natural features in their current state, however, it is intended
that they will eventually resemble those areas in terms of species diversification and
ecological function.
6.5.2 The boundaries of an Ecological Restoration Area shall be determined at the Block
Plan stage and where possible, shall be staked in the field and surveyed to the
satisfaction of the appropriate authorities at the Block Plan stage.
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Town of Aurora Yonge Street South
Secondary Plan Page32
6.5.3 Ecological Restoration Areas are generally not to be developed. Within such areas,
appropriate trails, stormwater management facilities and public works are
permitted provided that the ecological functions of these areas are not compromised.
Development within an Ecological Restoration Area is restricted to pedestrian paths,
stormwater management facilities, roads and public works provided it is
demonstrated that ecological function is maintained and vegetation is preserved to
the greatest extent possible through the following studies:
a) an Environmental Impact Study to assess the ecological function for which
the area has been identified; and
b) a Vegetation Preservation Plan prepared by a qualified professional to
include a tree inventory, an assessment of alternative development options,
means of protecting high quality vegetation during and after construction
and other matters set out in Section 11.2.4.
6.5.4 Ecological Restoration Areas will be the subject of further study to determine what
interventions, if any, are required to encourage the process of increasing species
diversity, wildlife habitat and ecological function. Interventions may range from
"do nothing" (allow natural regeneJ"Iltion to occur), to removal of invasive plant
species, to planting of native trees and shrubs.
6.5.5 Road crossing of Ecological Restoration Areas will be designed to provide wildlife
crossing in an appropriate manner. Design considerations may include: narrow
pavements widths with vegetated edges to minimize road width, culverts to provide
amphibian crossings under the road, and warning signage to motorists of wildlife
crossing areas and maintenance of adjacent vegetation in a natural state.
000212
Town of Aurora Yonge Street South
Secondary Plan
7. ENVIRONMENTAL MANAGEMENT
Page33
The following policies shall apply to development throughout the Secondary Plan area as well as
to specific identified sites within the Secondary Plan Area which have inherent environmental
constraints. These areas are designated Environmental Protection and Environmental Feature
Areas on Schedule AA and include the Area of High/Moderate Infiltration Potential shown on
Schedule BB.
7.1 GROUND WATER MANAGEMENT
The Oil.k Ridges Moraine (ORM) is amongst the most important aquifer systems in southern
Ontario. From a hydrogeological perspective, the ORM is a regional recharge area characterized
by a hummocky surface and permeable soils which collect and infiltrate precipitation through a
network of channels, tunnels and subterranean lenses of sand and gravel into three aquifers at
increasing depth beneath the surface. The Upper and Intermediate Aquifers appear to be
connected and supply most domestic water requirements. The Deep Aquifer supplies municipal
potable water to the Town of Aurora and other municipalities within the Region. A portion of
infiltrating water is discharged as baseflow to the headwaters of streams originating in the ORM
and is of a quality sufficient to support a cold water fishery south of V andorf Road in the eastern
portion of the area.
These factors highlight the exceptional significance of prop~ groundwater management within
this area, underlie Provincial interest in the Oak Ridges Moraine, and explain the identification of
most of the area by the Lake Simcoe Region Conservation Authority as being within an
"Environmentally Significant Area" (ESA) identified because it is an "infiltration area which
contributes to a regionally significant groundwater system" and "contributes to high quality
reaches of streams". A water budget analysis indicates that the Y onge Street South area as
presently developed retains sufficient infiltration potential (i.e. 234 nun/yr.) to maintain a stable
regime that will protect groundwater supply and streams.
7.1.1 It is Council's intent that additional development within the Yonge Street South area will
preserve or enhance the water budget in terms of both quantity and quality in order to
maintain the significant groundwater recharge function of the area.
7 .1.2 The area of permeable soils related to the identified aquifer recharge function of the
Environmentally Significant Area has been further refined through studies leading to the
preparation of this Secondary Plan as shown on the High/Moderate Infiltration
description of Schedule BB. The limits of the High/Moderate Infiltration area shall be
more precisely determined at the time of preparation of Block Plans or development
applications in consultation with the Town and Lake Simcoe Region Conservation
Authority through preparation of a Hydrogeological Study in accordance with the
provisions of s. 11.2.5. Proposed new development_ shall demonstrate that the current
000213
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TOwn of Aurora Yonge Street South
secondary Plan
Page34
level and quality of infiltration will be maintained through natural rather than engineered
means, to the greatest extent possible.
7.1.3 Stormwater runoff from paved surfaces may contain a wide range of contaminants
including chloride, petroleum, hydrocarbons and metals (such as cadmium, zinc and lead)
which may remain in solution and negatively impact groundwater quality. The Town
shall require that stormwater Best Management Practices be implemented to prevent
groundwater contamination.
7.2 FLOOD PRONE AREAS
7.2.1 Flood Prone Areas are identified in the Official Plan in accordance,with the mapping and
regulations of the Lake Simcoe Region Conservation Authority and include portions of
the Holland River. Within the Secondary Plan area, such areas lie within an
Environmental Protection Area or area of Private Open Space where no development is
intended.
7.2.2 These areas shall be reflected in a category of the Zoning By-law which. precludes
development.
7.3 FISHERIES HABITAT
7.3.1 A Fisheries Habitat area is located in portions of the Holland River watercourse and
identified in the Official Plan. Areas of fish habitat are designated as Environmental
Protection Areas on Schedule AA and protected from development.
7.3 .2 Any future development proposed adjacent to areas of Fisheries Habitat identified in the
Official Plan shall demonstrate through an Environmental Impact Study that there will be
no damage to the fish habitat. Development agreements may also restrict the timing of
construction in the vicinity of fish habitat to reduce potential impacts.
7.3.3 Storm water management planning shall take account of the necessity for control of
quality and quantity of run-off, so that damage to fish habitat is avoided.
7.4 LANDFORM CONSERVATION
7 .4.1 In accordance with s. 3 .11.4 of the Aurora Official Plan, Council recognizes that the Oak
Ridges Moraine feature is considered to be a significant and sensitive landform.
However, it is also recognized that at a local scale, it is feasible to undertake low intensity
development that results in minimal impact to the topography and still preserves that
essential topographic character of the Moraine which forms part of the distinctive
character of this Secondary Plan area. ·
000214
Town of Aurora Y onge Street South
Secondary Plan Page35
7.4.2 Where development is proposed within or around landform features that are characteristic
and representative of the moraine (including rolling or hummocky terrain, steep slopes,
flat segments, seasonally wet areas, significant landscapes, views and vistas), a Landform
Conservation Plan as described in s.11.2.3 shall be prepared during the preparation of a
Block Plan. Where landform features are considered to be highly representative of the
moraine and contribute to the distinctive character of this Secondary Plan area, they shall
be preserved. Features of lesser significance also contribute to the distinct character of
the precinct and shall be retained to the greatest degree possible.
· 7.4.3 The preservation of significant representative landform features shall be achieved,
wherever possible, through incorporating them within Environmental Function Area or
Open Space designations. Where development is proposed, grading may be controlled,
and clustering of lots or other innovative development configurations shall be used to
maximize the retention of landform features. Permitted development will generally be
directed to less significant areas or shall be required to proceed in a manner which is
compatible with the natural landform feature.
7.4.4 1n order to preserve significant and representative landforms, the Town shall permit and
may encourage the transfer of residential density to other development areas within the
Secondary Plan area and shall secure the preservation of the landform through the
establishment of a conservation easement or other legal agreement.
7.4.5 Proponents of a plan of subdivision or plan of condominium may also be required to
demonstrate means of protecting the landform in accordance with the provisions of s.
11.53.
7.4.6 1n order to preserve landforms, some flexibility may be exercised in implementing the
Town's and the Region's road grades and cross section standards, where practical.
7.4.7 Areas of significant Vistas are intended to be preserved and protected from development
which would. encroach on the area or impede the view. Wherever possible, such areas
shall be secured in public ownership and made accessible through public trail linkages.
7.4.8 A number of prominent Vistas have been identified on Schedule DD. Additional Vistas
wHl may be identified during preparation of Block Plans.
7.4.9 Where areas which are seasonally wet have been identified during the preparation of
Block Plans, to the greatest extent possible, development shall be directed away from
these areas so that they may continue their natural drainage or recharge function.
Seasonally wet areas may form a yard area which is well setback from buildings or other
more intensive uses of the site, or may form part of a common open space area within
areas of clustered development, or may be used as a stormwater management feature.
000215
Town of Aurora
7.5 KETTLE FEATURES
Yonge Street South
Secondary Plan
Page36
Kettle features are deep depressions created durlng the glacial period and ar~ significant features
of the Oak Ridges Moraine.
7.5.1 Kettle features: are to be designated as Environmental Protection Areas.
7.5.2 Groundwater systems which serve to maintain the hydrology ofkettle features, are to be
protected.
7.5.3 For purposes of these policies, groundwater systems are defined as any of the following:
a) local, shallow groundwater flow from the area immediately adjacent to the kettle
feature;
b) shallow perched groundwater flow from within the watershed of the kettle feature;
and/or
c) the regional groundwater table in instances where it intercepts the base of the
kettle feature.
7.5.4 Proponents of development in or near the watershed of a kettle feature shall be required to
undertake appropriate hydrology and hydrogeology studies to demonstrate that the
development will not have a negative impact on any of the groundwater systems.
7.5 .5 Kettle features and their immediate local watershed shall only be used for wildlife or
conservation management, or scientific study.
7.5.6 Within the watershed of a kettle feature, no new development shall be permitted which
alters the natural shoreline; resnlts in a loss of natural vegetation along the shoreline or
fish and wildlife habitat; adversely affects the natural hydrological characteristics of the
lake including baseflow, water quality, temperature, storage levels or capacity or has any
negative impact on the ecological functions of the feature.
7.5.7 Prior to approving new development that is demonstrated to contribute groundwater
and/or surface water to kettle features within the amendment area, Council shall be
satisfied that the development shall not have an adverse impact on the water quality or
quantity of the kettle feature.
7.6 VEGETATION PRESERVATION
7.6.1 In addition to the Environmental Protection Areas ftHtl Environmental Function Areas,
and Ecological Restoration Areas other wooded areas are present within the Secondary
Plan area including non-native plantations, hedgerows and early succession communities.
These wooded areas, as well as individual trees, can be of environmental benefit, and
require recognition and consideration in the detailed planning for the development of land
uses designated by Schedule AA. Although such area~ do not require development to be
000216
Town of Aurora Yonge Street South
Secondary Plan
Page37
precluded, it is the intent of the Town to retain vegetated areas of good quality wherever
feasible.
7.6.2 Woodlots are subject to the provisions of the Regional Tree By-law as amended from
time to time.
7.6.3 Where development is proposed within an Environmental Function Area, Ecological
Restoration Area or other wooded areas, it is intended that development be designed and
carried out in a manner which maintains the wooded areas as a protected amenity within
the development area, and that construction activities, lot patterns, road locations and
building footprints will be controlled as necessary to maintain the ecological function of
the feature and as much of the wooded area as possible.
7.6.4 When assessing a development application, the Town may request that other wooded
areas be identified through a Vegetation Preservation Study described in s. 11.2.4 which
shall assess the location and quality of trees and vegetation, and assist in organizing land
uses and development patterns to retain good quality trees wherever possible.
7.6.5 The Town shall encourage, that wherever possible and environmentally feasible, other
wooded areas are contained within open space linkages and are used to link
Environmental Protection Areas, Environmental Function Areas, Ecological Restoration
Areas and other areas of open space.
7.6.7 In considering applications for development, the Town may request an applicant to enter
into an agreement providing that only such trees as directly impede the approved
construction of buildings and services may be destroyed and the applicant may be
required to replace them, in reasonable amount, by trees of sufficient maturity to enhance
the appearance of the development at completion. Alternatively, such agreement may
attach a specific Vegetation Preservation plan and require development in compliance
with that plan.
7 .6.8 Council shall strive to protect soil erosion. Such protective measures shall include the
requirement of a permit under the Aurora Topsoil Preservation By-Law before any
vegetation or soil may be removed, and co-operation with the Region in enforcement of
the Tree By-law to prevent wooded areas from being removed.
7.7 STEWARDSHIP POLICIES
The successful protection, management and restoration of natural systems requires involvement
of many different parties, including the co-operation and assistance of residents and developers.
Ifleft alone, most natural areas would maintain and restore themselves but can become severely
degraded from excessive ad hoc usage. A collaborative effort is necessary to protect and
maintain natural areas. Council views stewardship as an oppprtunity for individual landowners
and groups of area residents to work together. In most cases, private landowners wish to be good
000217
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Town of Aurora Yonge Street South
Secondary Plan
Page38
stewards of their land, maintaining it with pride, and cherishing the qualities of natural features.
Involvement of the community can increase individual knowledge of healthy environmental
practices, restore a connection between people and the landscape, add to community identity, and
increase respect for the natural systems which ultimately sustain us.
7.7.1 The Town shall work with resident groups to develop a landowner contact program which
would include distribution of information packages on the Oak Ridges Moraine as well as
meetings to discuss possible means of co~operation on management of the natural areas.
7. 7.2 The Town, in collaboration with land developers, shall develop and distribute to all home
purchasers within the Secondary Plan area, a 'landowner information guide' which
describes the value and importance of the Oak Ridges Moraine, the impact homeowner
activities can have on natural areas, and steps which can be taken to minimize such
impacts.
7.7.3 The Town shall encourage residents and golf course management to reduce the use of
pesticides, herbicides and fertilizers.
7.7.4 The Town shall encourage the golf course and other land owners to maintain a
naturalized vegetated or forested buffer along the shoreline of the tributaries of the
Holland River.
7. 7.5 The Town shall encourage a progrannne of tree planting and preservation on private lands
so that all areas are provided with a sufficient number of trees to maintain a high standard
of amenity, as well as to foster infiltration and soil conservation. In addition, the Town
shall encourage private landowners to avoid planting invasive non-native plant species.
7.7.6 The Town shall explore opportunities for local stewardship of publicly owned natural
features by neighbouring residents, resident associations, and environmental groups
similar to an adopt-a-park program. Opportunities for local initiatives may include
monitoring, trail maintenance, tree planing, field work, restoration, policing and
education. Particular efforts shall be made to involve local schools in such stewardship
efforts.
7. 7. 7 In carrying out private servicing or municipal works, the iftteffiioo ef the the owner or
developer, and the Town ffl-te shall avoid unnecessary destruction of vegetation and
landform. Where trees must be destroyed to accommodate the works, they shall be
replaced by native trees, where possible, sufficient in number and size to enhance the
appearance of the works at the time they are completed.
7.7.8 When considering applications for development within established areas, the Town may
request that the applicant enter into an agreement whereby only such trees as directly
impede the construction may be destroyed and the applicant may be required to replace
trees of sufficient maturity to retain or enhance the appearance of the property.
000218
Town of Aurora Yonge Street South
Secondary Plan Page39
7. 7.9 The Town may undertake a demonstration project in a local park to naturalize a portion of
the park and provide education displays on the value and importance of naturalizing
areas.
7.8 CONSTRUCTION PRACTICES
7.8.1 All development shall utilize best possible construction practices to protect natural
features, conserve the landform and ensure a high level and quality of groundwater
recharge in accordance with the policies of this Plan. The areas impacted by
construction shall be constrained to minimize soil compaction, particularly in areas
of silty soils that are subject to compaction. Wherever damage to natural features
or landform or soil compaction is unavoidable, the restoration of the area shall be
required to the greatest extent possible.
000219
Town of Aurora Yonge Street South
Secondary Plan
8.0 COMMUNITY IDENTITY, HERITAGE AND URBAN DESIGN
Page40
The Yonge Street South Secondary. Plan area provides a respite from· more intense urban
development, allowing the rolling topography and natural landscape quality of the Oak Ridges
Moraine to prevail within a setting of low intensity human activity. The area has been largely
developed with estate and clustered residential development which has retained topographical
features, wooded areas, and large preserves of open space thus providing a distinctive identity
within the Town.
Heritage resources consist of both built and natural resources which have played a part in the
development of the Town and are a reminder of its history and evolution. In particular, the stream
corridors, forested areas and hummocky terrain remain as significant remnants of the natural
features within .the Town, while the Aurora Cemetery, former De La Salle College and other
historic buildings bear testimony to the human history within the area. Archaeological resources
may also be found that will contribute to this record. The sensitive integration of limited
additional development within the established character will be guided by urban design and
policy provisions.
8.1 COMMUNITY IDENTITY
8.1.1 The Yonge Street South community is a distinctive preserve within the Town of Aurora
and is intended to retain its low intensity, landscaped character in order to provide visual
relief from more intense forms of urban development, and to preserve and enhance the
environmental amenity that is provided to the Town and wider region.
8.1.2 The significant environmental features, natural areas and topography of the Oak Ridges
Moraine shall be preserved and enhanced as a fundamental component of the identity of
the Y onge Street South area.
8.1.3 Areas currently developed with large, estate residential lots on private services are
intended to be retained and to continue to accommodate low intensity residential use in
harmony with the natural environment. New development shall reflect the established
heights, massing and landscape quality found in the area and shall be integrated in a
sensitive manner within the natural environment and alongside the established residential
fabric.
8.1.4 The area has developed with scattered clusters of development set within environmental
and open space preserves. This pattern is intended to continue with local roads providing
a linkage to the arterial road system but not intended to provide a continuous route
through the community.
8.1.5 To preserve the quiet character of existing low intensi.ty development, connections shall
be discouraged between existing local roads providing direct access to estate lots and new
000220
Town of Aurora Yonge Street South
Secondary Plan
Page41
public or private roads or driveways providing access to development which involves a
significant .number of residential units, a more intense, or a different land use that will
introduce increased levels of traffic. Where a connection cannot be avoided, it may be
limited to. a minor, secondary, or emergency access for new development rather than the
principle means of access.
8.1.6 Connection within the area shall be provided through natural open space areas, linear
parks, trails and pedestrian linkages.
8.1.7 The existing and planned low density and intensity of development is not expected or
intended to generate a demand for such additional services within the area as commercial
facilities, major institutions, social services, or local transit internal to the area.
8.1.8 Council does not consider industrial, commercial or intensive institutional facilities to be
compatible with the low density, enviroumentally prominent identity of this portion of the
Town due to the visual and functional impact which is characteristic of such land uses,
including: required grading, extensive parking and building coverage and related traffic
generation.
8.1.9 Yonge Street is a major gateway to the Town and a central focus for the Yonge Street
South community. The height, massing and setback of buildings along Y onge Street,
landscaping, streetscape treatment and entrance locations shall be in keeping with the
intended character of the area and shall be further described in the Urban Design
Guidelines contained ins. 8.3 and further elaborated in Appendix A.
8.2 HERITAGE
8.2.1 It is Council's intention that.heritage features, sites or structures shall be preserved and
enhanced within the Y onge Street South area and that development proposed on related
sites shall be massed, situated, designed or landscaped to respect and enhance the visual
and contextual relationships that are important to retention of the heritage amenity.
8.2.2 The Aurora Cemetery, including the House of the Dead and the Keepers House, are
heritage resources of significance within the Town. All proposed development abutting
the Aurora Cemetery site shall have regard for maintenance or enhancement of the visual
character and quiet amenity related to this site, as well as the potential impacts of
drainage of adjacent areas.
8.2.3 Council supports the preservation and enhancement of the former De La Salle College
and the related tree-lined trail known as Monk's Walk as identified heritage resources of
historic and social significance to the Town. Proposed development abutting these
resources shall have regard for the visual relationship of the former De La Salle College
to Y onge Street and to means of preserving the amenity of Monk's Walk as a tranquil,
tree-lined pedestrian trail.
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Town of Aurora Yonge Street South
Secondary Plan · Page42
8.2.4 In consultation with the Local Architectural Conservation Advisory Committee, any
future development of the Y onge Street portion of Beacon Hall Golf Course shall
consider means of preserving the historic Beverley farmhouse and sensitively integrating
it within the Y onge Street context of the site.
8.2.5 A number of properties along Yonge Street have been identified for their architectural or
historic significance. Future development of the Y onge Street corridor shall occur in
consultation with the Local Architectural Conservation Advisory Committee and shall
investigate means of maintaining as many of these structures as is considered advisable
and feasible.
8.2.6 Where archaeological resources are identified, these shall be assessed, catalogued or
preserved in accordance with the requirements of the Ministry of Citizenship, Culture and
Recreation in accordance with licensing and resource conservation requirements.
8.3 URBAN DESIGN
8.:U Within the Yonge Street South area, urban design shall emphasize the sensitive visual
and functional integration of buildings and structures into the natural setting of the Oak
Ridges Moraine in a manner that blends with, protects, and enhances the important
features and functions of this significant environment.
8.3 .2 The location, height, size and massing of all proposed infrastructure and development
will be designed to be visually unobtrusive and compatible with the landform and
landscape character, and with the existing low intensity character of development within
the area.
8.3.3 In order to protect the visual character, amenity and function of the natural environment,
controls may be placed on grading; construction and design of driveways, roads, parking
areas or pedestrian routes; design of stormwater facilities and related infrastructure,
lighting or signage. All these facilities may be. limited in location or extent.
8.3.4 Location of buildings, individual lots or clusters shall be encouraged to complement the
natural landscape, vegetation, and adjacent heritage features in addition to respecting the
spacing, landscaping and open space amenity of existing development.
8.3.5 Additional landscaping shall be required:
a) in areas which are deficient in vegetation;
b) where buffering is required to screen facilities or more intense land uses;
c) to augment natural features or functions; or
d) as a means of providing a landscaped transition from existing areas of lower
density.
8.3.6 To preserve and enhance the distinctive historic, low intensity, environmentally
prominent identity of this portion of Y onge Street as the central corridor of the Y onge
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Town of Aurora Yonge Street South
Secondary Plan
Page43
Street South conununity and as a principal approach to the more urban core of the Town,
buildings shall be set back a minimum of 60 metres from the. centerline of the road and
other elements of development related to the use and perception of lands within or
abutting the roadway will be guided by the provisions of the Urban Design Guidelines
contained in Appendix A, including:
a) building height, massing;
b) landscape treatment; and
c) location of parking areas, driveways, and access roads.
8.3.7 In accordance with the Urban Design Guidelines contained in Appendix A, it is Council's
intent to provide a distinctive gateway comprised of natural elements on both sides of the
intersection ofYonge Street and Bloomington Road to mark this significant entrance into
the Town and to the Yonge Street South conununity.
8.3.8 In order to facilitate the safe and convenient travel of pedestrians along both sides of
Yonge Street, Council in co-operation with the Regional Municipality of York intends to
develop a lighted path compatible with the character of the area and sensitive to the
environment, in accordance with the more detailed provisions of the Urban Design
Guidelines.
8.3.9 At the intersection of Elderberry Trail and Yonge Street, extensive treed areas shall be
retained, and on the southern property, new bermed and landscaped areas created, ffi
effie!' to ensure that the natural environment continues to form the dominant character at
this gateway to the existing estate conununity. ·
9.0 TRANSPORTATION POLICIES
The Yonge Street South Secondary Plan area is bounded by Bayview Avenue, Bloomington
Road and Bathurst Street which are arterial roads under the jurisdiction of the Region. Y onge
Street, the central transportation spine of the conununity is also an arterial road under the
jurisdiction of the Region. Industrial Parkway and VandorfRoad are major collector roads under
the jurisdiction of the Town. The remaining boundary is the CNR line on the west, which
provides GO service between Newmarket and Toronto including a station in Aurora.
Development within the area has been by means of local roads, which generally do not form an
interconnected system through the precinct. There is no collector road system and such a system
is felt to be unnecessary within this low density, environmentally sensitive precinct.
9 .1.1 It is the intent of this Plan to provide a transportation network that offers ease of travel
within and around the conununity in a manner that is compatible with the intended low
density character of the area and with the environmental sensitivity of the Oak Ridges
Moraine.
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Town of Aurora Yonge Street South
Secondary Plan Page44
9 .1.2 New development will be served by local roads which will take access primarily from the
arterial road system at locations satisfactory to the Regional Municipality of York. The
location of required roads will be determined during the preparation of Block Plans as
indicated on Schedule CC.
9.1.3 No new road connections to existing local roads shall be permitted which would
significantly increase current levels of traffic. New road access points to existing local
roads shall only be permitted where traffic studies indicate this is feasible and
appropriate. The location of the new road access as identified with an * within
Block "E" on Schedule "CC" shall be subject to addition traffic and design studies
to ensure that the sight lines and grades are acceptable to the Town of Aurora.
9.1.4 The Town supports the installation of new traffic signals on Yonge Street within the
Secondary Plan Area to create breaks in the traffic flow which will facilitate access onto
Y onge Street and to provide controlled locations for pedestrians to cross the street.
9.1.5 The level of development intended for the Yonge Street South area will not support an
internal transit system. In determining locations of housing clusters and pedestrian
linkages, proximity and accessibility to the arterial road system will be considered in
order that the majority of new residents will be within 500 metfes reasonable walking
distance of an arterial road which has or may in future be provided with, local or inter-
regional transit service.
9 .1.6 Pedestrian linkages within and between development areas, community facilities, and the
open space system will be encouraged. Provision for pedestrian movement along Y onge
Street shall be provided in accordance with the provisions of s. 8.4.8.
9 .I. 7 Development within 300 metres of a railway line shall be required to meet noise,
vibration and safety requirements of the CNR or its successor in title.
9.1.8 The location of future points of access from development blocks to the arterial road grid
is shown on Schedule CC. Such locations may be refined or altered during the preparation
of a Block Plan, subject to approval of the Region or other authority having jurisdiction
over the arterial road.
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Town of Aurora Yonge Street South
Secondary Plan
Page45
10.0 DEVELOPMENT POLICIES & GENERAL MUNICIPAL POLICIES
10.1 MASTER SERVICING STUDY
1 0.1.1 As a component part of this Secondary Plan, a Master Servicing Study has been prepared
to assess the detailed design requirements, phasing and costs for the following matters to
the satisfaction of the Town of Aurora and the Regional Municipality of York:
a) Water supply and distribution; and
b) Sanitary sewage.
I 0.1.2 This Master Servicing Plan has been prepared in consultation with the Region prior to
approval by the Town. The methodology for assessing the appropriate financial
contribution for particular development areas as defined in the Master Servicing Plan
shall be incorporated into a Regional and Town Development Charge Study related to the
Y onge Street South area.
10.2 DEVELOPMENT CHARGES AND FINANCIAL AGREEMENTS
1 0.2.1 It is a requirement of this Plan that the costs of all services, roads, and other facilities
within a proposed development necessary to serve that development shall be borne by the
proponent. As a condition to the draft approval of a plan of subdivision, plan of
condominium or a consent application, the proponent developer shall enter into an
agreement with the Town and, if required, the Regional Municipality of York, to provide
for the construction of such works within the development.
1 0.2.2 The costs for services, road improvements and other facilities external to the
development shall be provided for in accordance with the Development Charges Act and
applicable sections of the Planning Act. The Development Charges By-Law of the
Regional Municipality of York provides for the external services, roads and other
facilities under Regional jurisdiction which are required to serve the development
contemplated by this Plan, and may be reviewed and updated as required from time to
time.
10.2.3 The Development Charges By-Law of the Town of Aurora shall be amended in order to
provide for the external services, roads and other facilities under Town jurisdiction which
are required to serve the development contemplated by this Plan.
I 0.2.4 Where development of a site occurs by means of plan of subdivision or plan of
condominium, the draft approval conditions shall specify that financial or development
agreements are to be executed prior to final approval of any plan of subdivision or
condominium.
000225
Town of Aurora Yonge Street South
Secondary Plan
Page46
10.2.5 These agreements may incorporate front-end financing, accelerated development charge
payments and/or services-in-lieu provisions under the authority of the Development
Charges Act or other applicable legislation and may also contain provisions relating to
the conveyance of land for park purposes to the Town or cash-in-lieu payment, in
accordance with The Planning Act and conservation easements, restrictive covenants or
other legal mechanisms to ensure that land from ;yhich density has been transferred
remains undeveloped and environmental features or functions are preserved.
1 0.2.6 Where development is proceeding by means other than a plan of subdivision or plan of
condominium, applicable agreements shall be required to be executed as a condition to
the equivalent approval, as the case may be, of a:
a) zoning by-law amendment;
b) removal of a holding provision from the by-law;
c) site plan approval;
d) consent.
1 0.2. 7 Agreements shall be registered against the land to which it applies, and the Town or
Region shall enforce the provisions thereof against current and subsequent owners of the
·land.
10.3 FUNCTIONAL SERVICING PLAN
10.3.1 In accordance with' the requirement of section 11.1.2, a Functional Servicing Plan shall be
prepared as a component of the approval of a Block Plan. No development shall occur
within the Y onge Street South Area, without the preparation of a Functional Servicing
Plan to the satisfaction of the Town. The only exception to this provision will be limited
infill approved by consent within an Estate Residential designation.
10.3.3 A Functional. Servicing Plan must conform to the Master Servicing Plan and shall
demonstrate the feasibility of providing the following faciiities and works to
appropriately serve the Block Plan area. It may be necessary to investigate lands beyond
the boundaries, as is appropriate, to properly plan the following servicing facilities and
works forming components of the Functional Servicing Plan:
a) Water supply and distribution;
b) Sanitary sewage system;
c) Storm water management provisions, in accordance with an approved Storm
Water Management Report as outlined in s. 10.5 and s. 11.2.6;
d) Location oflocal roads and access to the arteria! road system;
e) All other utilities, which shall be located underground wherever possible;
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Town of Aurora Yonge Street South
Secondary Plan
f) Locations for. Canada Post centralized mail delivery systems; and
g) Other necessary works as required by the Municipality.
Page47
1 0.3.4 The Functional Servicing Plan shall be reviewed by the appropriate governing authorities
prior to approval by the Town.
10.3.5 A development application for draft plan of subdivision or other development approval
· shall be accompanied by a report demonstrating conformity with the Functional Servicing
Plan for the respective Block.
10.4 PRIVATE SEWAGE SYSTEMS
1 0.4.1 The existing development in the Estate Residential designation is serviced by private
sanitary sewage disposal systems. Such private systems shall conform with the standards
and requirements of the Ministry of the Environment and its agent, the Regional
Municipality ofY ork.
1 0.4.2 Future development on private services within the community is generally not permitted
by this Plan. The policies applicable to the Estate Residential designation allow new
development on private sanitary sewage disposal systems to be considered only on the
basis of infilling or completing established development, primarily on Ridge Road. Any
such development proposal shall be required to undertake hydrogeological and other
technical studies relating to soil condition, groundwater, and the suitability of the area for
septic tank systems and tile beds. Such detailed studies are to determine, among other
matters,. whether the lot is of a size which would be acceptable for the accommodation of
a private disposal system. Any such proposal shall be subject to the approval of the
appropriate authority.
1 0.4.3 It is not intended that areas currently designated Estate Residential will be retrofitted with
municipal water or sewer. If such retrofitting becomes desirable or necessary, it shall be
considered in the context of the policy provision contained ins. 3.2.6 of this Plan.
10.5 STORM WATER DRAINAGE
10.5.1 All new development shall be provided with storm water management practices and
facilities sufficient to control storm water run-off in an efficient, economic and
environmentally sound manner designed to preserve the hydrogeological function of this
portion of the Oak Ridges Moraine.
1 0.5.2 The preparation of a Functional Servicing Plan, as required by subsection 1 0.3, shall
include a Storm Water Management Report, prepared by a professional engineer on a
sub-watershed basis in order to take account of all drainage areas affected by the
proposed development. Among other requirements, the following shall apply:
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Town of Aurora Yonge Street South
Secondary Plan
Page48
a) Studies shall address methods of draining individual lots in a manner that
provides maximum groundwater recharge in accordance with the established
water budget and may include a variety of Best Management Practices. Studies
shall also address methods of controlling erosion and sediment during and after
construction, and the location and registration of any easements required for storm
drainage purposes;
b) Studies shall be prepared in consultation with the Town, and in accordance with
the requirements of the appropriate authorities having jurisdiction;
c) Due to the environmental sensitivity of the area, methods of storm water disposal
are to be designed to minimize any negative impact on the aquifer recharge
function of the Oak Ridges Moraine and the health of natural areas including areas
of fish habitat and may require non-traditional methods of disposal; and
d) Stormwater retention areas should be located adjacent to areas of open space or
parkland and designed in a manner which is sensitive to the environment and is
cognizant of the safety of children and other members of the public who may be
utilizing adjacent areas.
10.6 PHASING·
1 0.6.1 Development permitted by this Plan shall proceed in an orderly and logical sequence, so
that extensions or improvements of roads and services are made available in a timely and
efficient manner. By co-ordinating the provision of needed infrastructure with the
development approval process, those facilities required to satisfY the needs of the new
development for servicing capacity, road access and transportation capacity shall be
concurrently provided.
1 0.6.2 Development pennitted by this Plan shall proceed by plan of subdivision, plan of
condominium, rezoning approval or other development application only when the
municipal water supply and distribution facilities, municipal sanitary sewer services and
storm drainage facilities, required by this Plan are available or will be made available in
sufficient capacity to serve the subdivision or development application under
consideration.
1 0.6.3 The new facilities, extensions or improvements which would rectifY the deficiencies shall
be identified together with relevant information as to their anticipated availability and
timing.
1 0.6.4 As appropriate, approval of such subdivision or development application shall be
considered premature pending the completion of actions which would rectifY the
deficiency, or alternatively, may be subjected to conditions of approval. Such conditions
include holding provision by-laws or other measures which would ensure that the
development, or portion thereof, for which a deficiency has been identified would not be
000228
Town of Aurora Yonge Street South
Secondary Plan
Page49
permitted to proceed prior to the completion of the works necessary to rectifY the
deficiency.
10.7 BUFFERING AND COMPATIBILITY POLICIES
10.7 .1 Buffering requirements shall apply to the development of differing adjacent land uses, or
the impacts of transportation facilities where there is the potential for environmental
hazard, nuisance, or other forms of incompatibility, and shall include the following
measures:
a) Control on the location, orientation and design of buildings,. vehicular and
pedestrian circulation routes, outside storage, lighting, parking, loading,
structures, signs, works and other service areas so as to minimize detrimental
effects;
b) Maintenance of sufficient acoustic, vibration, visual and other buffering through
the establishment and maintenance of adequate separation distances, vegetation
barriers, and works such as walls, fences, screens and landscaped berms;
c) Consideration of visual conditions, where proposed development may adversely
affect the aesthetic quality of adjacent areas, in order to identifY how the aesthetic
quality of the area will be affected and the methods which would be employed to
minimize adverse impacts;
d) Conformity with the regulations of any Federal or Provincial ministry or agency
having jurisdiction; and
e) Conformity with required buffers pursuant to an Environmental hnpact Study.
000229
)
Town of Aurora
11.0 IMPLEMENTATION
Yonge Street South
Secondary Plan Page 50
It is intended that this Secondary Plan will. be implemented through successively more detailed
studies and plans related to specific areas of development. The location of local roads,
boundaries of significant landform features and environmental areas, hydrogeological analysis
and methods of servicing will be determined during the preparation of Block Plans for individual
development areas defined on Schedule CC Such analysis will be to a level sufficient to
determine a specific pattern of development, natural areas to be preserved, location of trails and
community infrastructure, and means of servicing in an environmentally sound manner.
Depending upon the constraints of a specific area, the number of landowners and the level of
detail for each property which is provided in the Block Plan, more detailed studies and analyses
will be required to accompany development applications such as plai!S of subdivision or
condominium. The approach is intended to permit development within a Block Plan area
composed of multiple ownerships where development may occur at different times or in a
somewhat different format. By requiring that fundamental matters of common interest are
addressed at the Block Plan stage, other more detailed site issues may be addressed at the time of
development of a specific site.
The following section provides detailed policy provisions with respect to additional studies and
plans which will be required in order to refine locations and types of new development so that a
compatible integration of new uses within both the natural environment and established
development patterns in the Yonge Street South Planing Area can be achieved.
11.1 BLOCK PLAN REQUIREMENTS
11.1.1 Prior to approval of any development application within an area identified as being within
a Block Plan on Schedule CC, a Block Plan at a minimum scale of 1 :2000 must be
prepared by development proponents in consultation with the Town and appropriate
agencies, and approved by the Town indicating:
a) existing topography at 1 metre contour intervals;
b) location of new public or private local roads;
c) location of intersections with existing arterial roads to the satisfaction of the
appropriate Region or Town jurisdiction;
d) boundaries of landform features, Environmental Protection Areas and related
Ecological Buffers, tmd-Environmental Function Areas and Ecological
Restoration Areas ;
e) boundaries of significant vistas;
f) locations of proposed parks and trails;
g) location and size of any potential residential clusters and areas of common open
space;
h) identification of any existing or proposed non-residential uses;
000230
Town of Aurora Yonge Street South
Secondary Plan
Page 51
i) areas of archaeological potential as identified by a qualified archaeological
consultant;
j) means of servicing as supported by a Functional Servicing Plan;
k) identification of a water budget, through a supporting Hydrogeological Study; and
1) consideration of the interface with adjacent areas which contain an Environmental
Protection Area, er an Environmental ·Function Area or an Ecological
Restoration Area, or have developed for a less intense use; and means of
screening or buffering such environmental feature or less intense land use.
11.1.2 As part of the supporting documentation, prior to the approval of a Block Plan for areas
indicated on Schedule CC, the following studies shall be required:
a) a Functional Servicing Plan in accordance with s. 10.3;
b) a Landform Conservation Study in accordance with s. 11.2.3; and
c) a Hydrogeological Study in accordance with s. 11.2.5.
11.1.3 Development of a Block Plan shall involve consultation with affected property owners
within the respective Block. Wherever possible, a co-operative approach which includes
a sharing of responsibilities and costs of supporting studies amongst those landowners
having development potential shall be encouraged by the Town.
11.1.4 Block C contains a number of small property ownerships and is oriented to two different
roads, Y onge Street and Old Bloomington Road. The Town may consider the preparation
of more than one Block Plan for this area provided that it is satisfied that:
a) road entrances and provision for road and trail linkages within the entire Block C
area have been adequately addressed;
b) the ultimate extension of municipal water and sewer services to the entire Block C
area has been adequately considered and will not be impaired;
c) stormwater drainage and continued hydrogeological function of the entire Block C
area has been considered and can be adequately addressed;
d) there will be no adverse impact on landform features and vistas in the remaining
portions of Block C;
e) there will be no adverse impact on Environmental Protection Areas or
Environmental Function Areas within the reduced Block Plan area or adjacent to
it; and;
f) the policy provisions of s. 11.1.1 and 11.1.2. will be satisfied.
11.1.5 Withffi Bleek E, Heflfi ef ElfleiBtlfi'Y Treil, as sh<Y>'ffl eH 8ehelffile CC, it is iHteHclecl that
the primary effifftftee fef Hew clevelepmeat shall ee &em Y e~tge 8tfeet !IHB that !!fly aeeess
te Elclereerry Treil shall ee a seeeHclary 6f miHef effifftftee te IestFiet le'tels ef aclclitieHal
tfllffie eeiHg ifltfecltteecl effie this leeal read, iH aeeeffianee with the PffiVisieHs ef s. 9 .1.3.
000231
Town of Aurora Yonge Street South
SeCondary Plan Page 52
11.1.5 Within Block F, as shown on Schedule CC further detailed technical studies have
been completed to determine the limits of environmental features and significant
landforms. .These studies include environmental impact reyiew, landform
conservation review, hydrogeological review, traffic analysis and Functional
servicing study. Such studies and provisions for additional hydrogeological
analysis shaH be used, as appropriate, as a basis for completion of the Block Plan
requirements for Block F. The Block Plan will determine appropriate road access
from Y onge Street to serve Block F and demonstrate that any proposed access
from Ridge Road will ouly be for emergency purposes. [OPA 38]
11.1.6 Additional studies have been undertaken related to the Elderberry Farm property
(part of Block E) and have ·determined the limits of environmental features and
significant landforms. These studies and the terms of reference for a
Hydrogeological Study will be used in the preparation of a Block Plan. [OPA 39]
11.2 SUPPORTING STUDIES
The following section describes Studies which are required in the preparation of a Block Plan, or
prior to approval of a more specific development application or rezoning.
11.2.1 The Town may request a peer review of any supporting study and the reasonable cost of
such peer review shall be borne by the proponent.
11.2.2 Environmental Impact Study
Where required, an Environmental Impact Study (EIS), shall be prepared to the
satisfaction of the Town, the Region and the appropriate Conservation Authority or other
authority having jurisdiction, and shall at a minimum:
a) identizy the limits of Environmental Protection Areas (EPAs); tmd Environmental
Function Areas (EF As) and Ecological Restoration Areas (ERAs);
b) provide a comprehensive description of EP As, tmd EF As and ERAs including
inventory of all flora, vegetation and wildlife,
c) evaluate the quality and significance of the environmental feature with respect to
disturbance, biological diversity, etc., in a local and regional context;
d) identify any local, provincial or nationally significant components that occur in
the feature;
e) describe the ecological functions (e.g., linkage, erosion control, wildlife habitat,
headwater protection, etc.) that the environmental feature provides;
f) describe the proposed development including conceptual servicing and
storm water management;
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Town of Aurora Yonge Street South
Secondary Plan Page 53
g) describe the relationship of EP As, tlftd EF As and ERAs to proposed development
with respect to potential impacts to vegetation, wildlife, in terms of impacts to
both structure and ecological function;
h) demonstrate if, how and where development can proceed without negative impact
to EP As, tlftd EF As and ERAs;
i) describe negative impacts and any proposed mitigation of impacts, including
buffers;
j) identify net environmental impacts; and
k) have regard for Provincial Policy Statements, and the Oak Ridges Moraine
(Interim) hnplementation Guidelines.
11.2.3 Landform Conservation Study
A Landform Conservation Study shall be prepared to the satisfaction of the Town
including the following information:
a) identification oftopographic contours;
b) the opportunities and. limitations posed by the area with respect to landform
conservation having particular regard to Development Guidelines 7.1.8 and
7.1.9 of Background Study 5 to the ORM Planning Study;
c) slope and soil analysis including erosion potential;
d) identification of the toe and crest of each significant slope;
e) inclusion of all landscape units and visual character elements;
f) identification of natural edges of vistas;
g) lotting or design alternatives to ensure the protection and enhancement of the
landform and natural topography; and
h) a description of recommended construction practices and how such practices
comply with Provincial requirements on sedimentation and erosion control.
11.2.4 Vegetation Preservation Study
A Vegetation Conservation Study, carried out by a professional arborist, shall include an
inventory of trees and shall:
a) identify individual trees or wooded areas which because of their location, age or
species are worthy of protection;
b) describe methods to protect identified trees or wooded areas during construction;
c) recommend appropriate lotting and development patterns, including building
envelopes, in order to encourage substantial tree retention in yard and setback
areas; and
000233
Town of Aurora Yonge Street South
Secondary Plan
Page 54
d) include a plan for restoration and enhancement of any significant identified trees
and wooded areas which are destroyed or removed.
11.2.5 Hydrogeological Study
A Hydrogeological Study is intended to determine infiltration/runoff targets and to
maintain a water budget; to preserve and enhance water budgets in order to maintain
groundwater recharge; and to prevent groundwater contamination by implementing
stormwater Best Management Practices. A Hydrogeological Study shall:
a) demonstrate to the satisfaction of the appropriate authorities having jurisdiction
that the proposed development preserves the hydrogeologiCal recharge function of
the area. Submitted hydrogeological studies shall be publicly available to
proponents, reviewers and consultants.
b) extend at least 500 metres beyond the study area boundary and include the
following matters:
(i) assessment of soil types;
(ii) assessment of off site impacts;
(iii) potential well interference; and
(iv) reasonable use policies, where applicable, in accordance with Federal,
Provincial, Regional and Town procedures.
11.2.6 Stormwater Management Report
Prior to initiation, Terms of Reference for Storm Water Management Reports shall be
prepared to the satisfaction of the Town of Aurora. At a minimum such reports shall:
a) review the local topography, soils and geology of the subject area;
b) identifY existing drainage patterns and delineate drainage areas;
c) identifY external drainage sources and other off-site drainage constraints;
d) identifY the proposed drainage patterns of the subject area including proposed
major and minor drainage systems; ·
e) conduct hydrologic analyses to determine pre-development and post-development
runoff rates;
f) define stormwater management requirements necessary to meet water quality,
erosion and flood control standards;
g) assess the existing water budget and determine the groundwater recharge function
provided by the site;
h) define infiltration requirements with respect to groundwater quality and quantity,
necessary to maintain the existing groundwater recharge functions;
i) identifY, screen and evaluate alternative management practices based on
guidelines provided in the MOE Stormwater Practices Planning and Design
Manual;
000234
Town of Aurora Yonge Street South
Secondary Plan
Page 55
· j) recommend the preferred stormwater management actions necessary to meet any
infiltration requirements;
k) recommend the preferred form of any stormwater management facilities necessary
to meet water quality, erosion and flood control targets; and
1) provide preliminary design of the stormwater management facilities including
size, location and operational characteristics.
11.3 SUBDIVISION CONTROL
The following information and Studies will be required to be submitted in support of any
proposed Plan of Subdivision or Plan of Condominium.
11.3.1 In addition to the requirements of the Planning Act, plans of subdivision or plans of
condominium within the Plan area must include:
a) mapping at a minimum scale of 1:1000 showing existing grades at minimum 1.0
metre intervals, vegetation cover, landform features, water courses and seasonally
wet areas;
b) soil characteristics and ground water levels;
c) location of any sewage disposal, septic tank, tile fields, wells, storm drainage or
stormwater facilities on the site or adjacent to the site;
d) location of any existing and all proposed buildings, parking areas and driveways;
and
e) any proposed alteration to grades or vegetation.
11.3.2 In considering plans of subdivision the Tqwn shall require, as appropriate, the following
studies or reports prepared by experts qualified in the field and approved by the Town,
Region or authority having jurisdiction:
a) an Environmental Impact Study of all Environmental Protection Areas flf!d
Environmental Function Areas and Ecological Restoration Areas within the
subject plan area;
b) a Vegetation Preservation Plan;
c) a Landform Conservation Plan (or demonstrated conformity with the Land
Conservation Plan prepared during the approval of the Block Plan) which
demonstrates preservation oflandform features;
000235
Town of Aurora Yonge Street South
Secondary Plan
Page 56
d) a Functional Servicing Plan 1 (or demonstrated conformity with the Functional
Servicing Plan approved in support of the respective Block Plan) including
stormwater management practices;
e) a Hydrogeological Study (or demonstrated conformity With the Hydrogeological
Study approved during the approval of the Block Plan) including maintenance of
the water budget to preserve hydrogeological function and groundwater
infiltration;
f) in an area where archaeological potential has been identified during the
preparation of a Block Plan, a proponent shall carry out an archaeological resource
assessment of the subject property prior to the issuance of a letter from the
Ministry of Citizenship, Culture and Recreation to the approval authority
indicating that all archaeological resource concerns have met licensing and
resource conservation requirements;
g) a proposed grading plan which illustrates proposed topographic change as a result
of grading; and
h) any other study reasonably deemed necessary by the Town or other public agency
to address a specific concern with respect to the site
11.3 .3 Except as provided in the existing Estate Residential designation, all lots must be
provided with municipal services.
11.3 .4 All lots shall be well proportioned and be of an appropriate size and shape relative to the
proposed land use, topography, environmentally significant features, and the
characteristics of related areas.
11.3 .5 No part of any lot subject to the danger of flooding, subsidence or erosion, or having
topographic or other significant environmental constraints shall be used in calculating the
minimum net lot area.
11.3 .6 All lots shall have appropriate frontage upon and access to a public road of a standard of
design, construction and maintenance that is appropriate for the volume of traffic it must
carry and the accesses to it.
11.3. 7 Where areas which are seasonally wet have been identified, to the greatest extent
possible, development shall be directed away from such areas so that they may continue
their natural drainage or recharge function. Such areas may form a yard area which is well
setback from buildings or other more intensive uses of the site, or may form part of a
common open space area within areas of clustered development, or may be used as a
stormwater management feature.
1 Special provisions apply to Block F through OPA 38 and to the Elderberry Farm property through OPA
39
000236
Town of Aurora
11.4 ZONING BY-LAWS
11.4.1 Implementing By-laws
Yonge Street South
Secondary Plan
Page 57
This Plan shall be implemented by the passage of Zoning By-laws pursuant to The
Planning Act and in compliance with the provisions of this Plan, including the following:
a) No Zoning By-law or Zoning By-law amendment, except a Holding Provision
By-law related to s. 1 0.6.4 or a by-law pursuant to Section 34(5) of the Planning
Act, shall be enacted until adequate services to meet the needs of the development
proposed by the By-law or By-law amendment are available~
b) No provision of this Plan shall be deemed to require the Council to implement
forthwith the designated uses and development contemplated by this Plan for any
or all.of the lands affected.
11.4.2 Holding Provision By-law
The Town may zone lands in a manner which includes a holding symbol "(H)" in
conjunction with a specific zoning category. This approach would enable the Town to
specify the details of future permitted use of lands, and at the same time, by use of the
holding symbol, to require certain pre-requisites to be met before release. The interim
uses of the lands permitted may include existing uses and a limited range of uses
compatible with the intended future use of the lands. The use of the holding symbol shall
be restricted to the following situations:
a) where adequate services to meet the needs of the proposed development are not
available, and will not be available until service expansions or improvements are
approved and implemented. At such time as adequate services are available, the
Town shall amend the Zoning By-law to remove the holding symbol;
b) where such lands are affected by adverse impacts on the environmental, or have
been subject to environmental degradation, or possess other constraints to
development which can be resolved to the Town's satisfaction. Upon resolution of
the adverse environmental impacts or other constraints on development, or upon
restoration of the environment to the Town's satisfaction, the Town shall amend
the Zoning By-law to remove the holding symbol;
c) where the phasing of development or redevelopment is deemed necessary by the
Town and/or the Region, including phasing provisions of this Plan related to
availability of sanitary sewage treatment capacity; and,
000237
ToWn ofAurora Yonge Street South
secondary Plan
Page 58
d) where the development of the land requires a development agreement, including a
conservation easement, until such time as the development agreement has been
completed and registered on title.
11.4.3 Interim Control By-laws
The Town may pass interim control by-laws pursuant to The Planning Act where the
Town has directed that a study be undertaken of land use planning policies in the Plan
area or in any defined area( s) within it.
11.5 SITE PLAN CONTROL
11.5.1 Pursuant to The Planning Act, the Town designates all of the land within the "Limit of
Secondary Plan" as identified on Schedule AA as a site plan control area. Council may
pass a by-law designating any portion of this area as a site plan control area.
11:5.2 Due to the expressed Provincial interest in the Oak Ridges Moraine and the designation
of most of the Plan area as an Environmentally Significant Area, Council may require
submission of plans and studies and site plan agreements for all development or
redevelopment within the Plan Area including development of detached or semi-detached
houses.
11.5.3 For the purpose of this Plan "development" and "redevelopment" shall be the
construction, erection or placing of one or more buildings or structures on land or the
making of an addition or alteration to a building or structure that has the effect of
substantially increasing the size or usability thereof, or the laying out and establishment
of a commercial parking lot.
11.5.4 No development or redevelopment shall be undertaken within the designated area unless
Council has approved one or more of the following as required by the location and nature
of the proposed development:
a) a site plans showing the location of all buildings and structures existing or to be
erected arid all facilities such as parking areas, landscape areas, walkways, etc.;
b) for proposals involving an institutional use or more than three residential units:
drawings showing plans, elevations and cross-section views for each building to
be erected including the massing and conceptual design, the relationship of the
buildings to adjacent buildings, streets and exterior public area, and the provision
of interior walkways, stairs, elevators, escalators to which the public has access
from streets, open spaces and interior walkways in adjacent buildings;
c) grading plans which show the existing contours at 1 metre intervals and any
proposed changes to the existing topography;
d) landscape plans showing the location of natural features, treed areas and other
vegetation and any proposed alteration to the natural vegetation; and
000238
Town of Aurora Yonge Street South
Secondary Plan
Page 59
e) the location and extent of proposed landscaping.
11.5.5 In considering a proposed site plan for a site which has not been created by a plan of
subdivision or condominium and therefore has not been subject to studies required for
sites created by plan of subdivision or condominium, the Town shall require, as
appropriate, the following supporting studies or reports prepared by experts qualified in
the field and approved by the Town, Region or authority having jurisdiction:
a) an Environmental Impact Study of all Environmental Protection Areas flf!ft
Environmental Function Areas and Ecological Restoration Areas within the
b)
c)
d)
e)
subject area;
a Vegetation Preservation Plan;
a Landform Conservation Plan (or demonstrated conformity with the Landform
Conservation Plan prepared during the approval of the Block Plan) which
demonstrates means of oonserving topography and significant landform features;
a Functional Servicing Plan or demonstrated conformity with the Functional
Servicing Plan approved in support of the respective Block Plan. including
stormwater management practices; ·
a Hydrogeological Study or demonstrated conformity with the Hydrogeological
Study approved during the approval of the Block Plan including maintenance of
the water budget to preserve hydrogeological function and groundwater
infiltration;
f) in an area where archaeological potential has been identified during the
preparation of a Block Plan, a proponent shall. carry out an archaeological resource
assessment of the subject property prior to the issuance of a letter from .the
Ministry of Citizenship, Culture and Recreation to the approval authority
indicating that all archaeological resource concerns have met licensing and
resource conservation requirements;
g) a proposed grading plan which illustrates proposed topographic change as a result
of grading; and
h) any other study reasonably deemed necessary by the Town or other public agency
to address a specific concern with respect to the site.
11.5.6 Site Plan Agreement
In accordance with Section 40 of The Planning Act, an owner of land may be required to
enter into a site plan agreement and provide to the satisfaction of, and at no expense to,
the Town any or all of the following:
a) required widenings of highways and roads that abut on the land as established in
an Official Plan;
b) subject to the Public Transportation and Highway Improvement Act, facilities to
provide access to and from the land such as access ramps and curbings and traffic
direction signs;
000239
Town of Aurora Yonge Street South
Secondary Plan Page60
c) off-street vehicular loading and parking facilities, either covered or uncovered,
access driveways, including driveways for emergency vehicles, and the surfacing
of such areas and driveways;
d) walkways and walkway ramps, including the surfacing thereof, and all other
means of pedestrian access;
e) facilities for the lighting, including floodlighting, of the land or of any buildings
or structures thereon;
f) walls, fences, hedges, trees, shrubs or other groundcover or facilities for the
landscaping of the lands, or the protection of adjoining lands;
g) vaults, central storage and collection areas and other facilities and enclosures for
the storage of garbage and other waste material;
h) easements conveyed to the municipality for the construction, maintenance or
improvement of watercourses, ditches, land drainage works, sanitary sewage
facilities and other public utilities of the municipality or local board thereof on the
.land; tmtl
i) maintenance of significant features, vegetation or landform; and, where
appropriate, provision of new landscaping, pedestrian access or protection or
enhancement of these features; and
j) restrictions to areas which may be impacted by construction activities to
minimize soil compaction, particularly in areas of silty soil where
groundwater inf"Iltration may be impaired.
11.6 PUBLIC and PRIVATE WORKS
11.6.1 It is intended that the construction of public and private services or works such as
roads, sewers, sanitary and stormwater facilities, or utilities within the Y onge Street
South Secondary Plan area will be carried out in an environmentally sensitive manner
using best possible construction practices to iH: terf!ls ef protectffig significant features,
conserviftge the landform, and ensuriftge a high level and quality of groundwater recharge
in accordance with the policies of this Plan. Wherever damage to natural features or
landform or where soil compaction is unavoidable, the restoration of the area shall
be required to the greatest extent possible.
11.7 LAND AND RIGHT OF WAY ACQUISITIONS
11.7.2 The Council of the Town may acquire land for open space, trails or to implement any
feature of this Plan in accordance with the provisions of The Municipal Act, The
Planning Act or The Regional Municipality of York Act or any other legislation through,
but not limited to, the following measures:
a) the land dedication and cash-in-lieu provisions of The Planning Act;
000240
Town of Aurora Yonge Street South
Secondary Plan
Page61
b) subsidies for open space or right of way acquisition from other levels of
govermnent or agencies;
c) funds allocated in the capital budget;
d) donations, gifts, contributions or bequests of individuals or corporations;
e) easements, restrictive covenants or other legal agreements; and
f) expropriations.
11.8 OFFICIAL PLAN AMENDMENTS
11.8.1 Prior to approving an amendment to this Plan to permit a type or level of development not
otherwise anticipated which could have potential negative economic or fiscal effects both
within the Plan area or in terms of impact on alternative development planned by the
Town in other locations, the Town may require, the submission of an Economic and
Fiscal Impact analysis. Such analysis shall provide information on the economic and
fiscal effects of the proposal upon affected jurisdictions and boards, with respect to
anticipated costs and benefits, development charges, capital costs including front-end
financing requirements, tax revenues and operating costs, and implications for phasing.
Where such a proposal would impact the Town's servicing· allocation or planned
development in alternative areas, Council may request the analysis to also include the
impacts on such alternative area.
11.8.2 Such amendment to this Plan, if approved, shall require that before such development
proceeds, all agreements required by this Plan shall be in place, including front-end
agreements, financial agreements and development agreements to provide for the
servicing and transportation infrastructure to accommodate the resulting growth.
000241
)
}
Town of Aurora Yonge Street South
Secondary Plan
Page 64
that such feature is designed in a manner which will be. self sustaining and
sensitive to the environmental function of the area.
b) The westerly component of the Gateway shall be implemented through
negotiations between the Town and the Province, on a. similarly sized area of
property to that on the east side of Y onge Street which will be designed to
mirror the gateway component to the east, thus providing strong vertical
landscaped elements to frame this entrance to the Town.
Y onge Street Frontage
3. In order to preserve and enhance the existing rural character of the Yonge Street corridor
as it passes through the Plan Area, a natural border to Y onge Street shall be preserved and
new development shall:
a) be setback a minimum of 60 metres from the centre line ofY onge Street;
b) avoid all accessory buildings, facilities and structures, including parking
areas, driveways and parallel service roads within the 60 metre setback;
c) include extensively landscaped areas which preserve existing landscape
components and where necessary include additional areas planted with native
species trees and shrubs on both municipal and private property; and
d) respect the existing topography of the sites, to the maximum extent possible.
4. It is Council's intent that Y onge Street through the Secondary Plan Area should continue
to maintain a rural profile, with ditches on both sides of the street.
5. It is Council's intent to work with the Region in order to provide a lighted, hard-surfaced
pedestrian path and bicycle route within the boulevard of the street right of way, with the
pedestrian path being located on the opposite side of the ditches to the road pavement.
The path should be created in such a manner as to have low shrubbery on its street side,
and the full scale landscaped setback described in s-:-l4.3 above, on the side bounded by
private development. Subject to concerns for safety, convenience, construction and
maintenance, the bicycle route may share this location or may be located in a separate
location on the road shoulder more closely related to the lanes of automotive traffic.
6. Buildings which are to be constructed in proximity to Y onge Street should be designed
with limited height and massing so that they may be sensitively integrated into the natural
landscape setting in a manner which preserves the low intensity character of the area and
maximizes its landscape components.
7. Parking areas should be located in areas which are removed or screened from Yonge
Street.
000244
Town of Aurora Yonge Street South
Secondary Plan
Page65
8. · Buildings should be sited and designed to function within the existing topography by
avoiding grading, and being of a height, scale, and materials to blend within the natural
elements of the site.
000245
Town of Aurora
12.0 INTERPRETATION
Yonge Street South
Secondary Plan
Page 62
12.1 The Yonge Street South Secondary Plan is intended to be read. in the context of the
overall policy provisions of the Aurora Official Plan and to provide further elaboration to
those policies. Where there appears to be conflict between the two, the Secondary Plan
provisions shall prevail.
13.0 SCHEDULES
This Plan shall be read in conjunction with the following schedules:
AA. LANDUSEPLAN
BB ENVIRONMENTAL CONSTRAINTS
CC BLOCK PLAN and ENTRANCES
DD TRAILS & VISTAS
Town of Aurora Yonge Street South
Secondary Plan
PART IV: APPENDIX A
Page63
Appendix A: URBAN DESIGN GUIDELINES
The Yonge Street corridor, as it traverses the Secondary Plan Area, has been designated as a
Heritage Resource in the Aurora Official Plan in recognition of its significance to the Town. The
low intensity, environmentally prominent visual impression creates a distinctive entrance to the
Town of Aurora. Its pastoral character provides both a visual and functional break and noted
contrast to the more urban streetscape that has developed along this corridor to the south in
Richmond Hill and to the north of the CNR where the urban core of the Town of Aurora is
located. The rolling topography, wooded preserves and low intensity of development are
fundamental components of this image.
This portion of the corridor is significant along Y onge Street with respect to its unusual and
distinctive topography, landscape quality and unobtrusive level ofhuman construction. Means of
preserving or strengthening these elements, while continuing to incorporate historic buildings
and providing for compatible new development are enunciated through the Urban Design
Guidelines.
INTENT
1. It is intended that the incorporation of new development along the Y onge Street corridor
within the Secondary Plan area shall occur in a sensitive and unobtrusive manner which
preserves and enhances the distinctive topography and landscaped quality. This character
will be further re-inforced through the encouragement of private actions and the
implementation of public actions and works.
Landscaped Gateway at Y onge Street and Bloomington Road
2. A 'Gateway' to Aurora and to the Secondary Plan area shall be provided in a natural,
landscaped format utilising property on the north-east and north-west corners of the
intersection ofYonge Street and Bloomington Road.
a) The easterly component of such Gateway consists of a wooded area owned by
the Aurora Hydro Electric Company. The Gateway feature to be provided on
the approximately 40 metre by 40 metre parcel of land may consist of
landform elements such as berms and shall include native coniferous and
deciduous trees and shrubs to be planted or maintained in sufficient quantity to
create a natural wooded feature adjacent to the roadways. Consultation with
an arborist and with other environmental consultants as necessary, shall ensure
000243
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000246
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TOWNOFA ~
YONGE STREET ~OUTH SECONDARY PLAN
Sorensen Gravely lowes Planning Associates Inc.
With
North-South Environmental
Aquaftir Beec:lllimitea
Read Voorhees and Associates ltd.
Baird SampSon Nauert Architects Inc.
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TOWN OF AURORA
EXTRACT FROM COUNCIL MEETING NO. 03-06
HELD ON TUESDAY, FEBRUARY 25,2003
4. General Committee Report No. 03-04 Tuesday, February 18, 2003
CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION FROM THE GENERAL
COMMITTEE MEETING NO. 03-04. TUESDAY. FEBRUARY 18. 2003-(ITEM 7)
(7) PL03-001-Yonge Street South Urban Expansion Area
Official Plan Amendment No. 34
D09-03-99
Moved by Councillor MacEachern Seconded by Councillor Kean
THAT Council requests modification to Official Plan Amendment No. 34, as
attached, in order for the Region of York to provide final approval to OPA 34
and;
THAT impacted landowners within the Secondary Plan Area be advised that
a modified copy of Official Plan Amendment No. 34 is available for
inspection within the Planning Department. (The modified plan as attached
has been circulated to all Parties involved in the OMB hearings for OPA 38
and OPA 39, including the Residents of Yonge Street South Ratepayers
Association.)
CARRIED
AMENDMENT: Upon the question of the adoption of the resolution, it was:
Moved by Councillor MacEachern Seconded by Councillor Kean
THAT Regional staff be requested to review the Official Plan
Amendment No. 34 with the context of the Oak Ridges Moraine
Conservation Plan on an accumulative basis and policies relating to
high infiltration areas.
CARRIED
CORRESPONDENCE SENT BY:. -------------------
ACTION DEPT.: Planning ~~~~----------------------
INFO DEPT.: ----'='Le,.,g.,a,_l S~v""s"-. --~-----------------
rr··· TOWN OF AURORA
I YONGE STREET SOUTH SECONDARY PLAN
Sorensen Gravely Lowes Planning Associates Inc.
Wi.
North.South Environmental
Aqualor Beech limited
Read Voorhees and Associates Ltd.
Baird Sampson Neuart Architects Inc.
-----------
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BLOCK PLAN AND ENTRANCES
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000249
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THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4176-00.D
BEING A BY-LAW to adopt Official Plan Amendment No. 34
The Council of the Corporation of the Town of Aurora, under Section 17 (6) of the
Planning Act, RSO 1990 Chapter P. 13 as amended, hereby enacts as follows:
1. Official Plan Amendment No. 34 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.
34 for the Town of Aurora.
3. This By-law shall come into force and take effect on the day of the final
passage thereof.
READ A FIRST AND SECOND TIME THIS 25th DAY OF JULY, 2000.
READ A THIRD TIME AND FINALLY PASSED THIS 25th DAY OF JULY, 2000.
~VI~~
J.W. ~~ DEPUTY MAYOR B. 1-'ANI'LZA,
"
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4176-00.D
BEING A BY-LAW to adopt Official Plan Amendment No. 34
The Council of the Corporation of the Town of Aurora, under Section 17 (6) of the
Planning Act, RSO 1990 Chapter P. 13 as amended, hereby enacts as follows:
1. Official Plan Amendment No. 34 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.
34 for the Town of Aurora.
3. This By-law shall come into force and take effect on the day of the final
passage thereof.
READ A FIRST AND SECOND TIME THIS 25th DAY OF JULY, 2000.
READ A THIRD TIME AND FINALLY PASSED THIS 25th DAY OF JULY, 2000.
J. •Fv.Jf'llilo B. MUNICIPAL CLERK
TOWN OF AURORA
YONGE STREET SOUTH
SECONDARY PLAN
AMENDMENT NO. 34
TO THE OFFICIAL PLAN FOR THE
TOWN OF AURORA
25 July, 2000
Town of Aurora
1. THE TITLE
Yonge Street South
Secondary Plan
PART II: THE PREAMBLE
This Amendment shall be known as the:
YONGESTREETSOUTHSECONDARYPLAN
AMENDMENT NO. 34
TO THE OFFICIAL PLAN
FOR THE
TOWN OF AURORA
2 . COMPONENTS OF THIS AMENDMENT
Page iii
Only that part of this document entitled "Part III: THE AMENDMENT", comprising text
and attached Schedules"AA", "BB", "CC" and "DD" constitute Amendment No. 34 to the
Official Plan for the Town of Aurora.
"PART 1: THE CERTIFICATION"; "PART II: THE PREAMBLE"; and "PART N:
THE APPENDIX" do not constitute part of this Amendment.
3 . INTRODUCTION
This Official Plan Amendment defines, in the form of text and maps, the planning intent to
guide and direct growth and development, and the utilization of resources in the Y onge
Street South area of the Town of Aurora. In this manner, the Plan serves as the basic
reference for the planning and co-ordination of public and private development activities in
the Yonge Street South area.
4. PREPARATION OF THE PLAN
a) This Amendment was prepared to provide detailed policy guidance to the Y onge
Street South Secondary Plan Area. This area was included within the Urban
boundary of the Town through the approval of the Town's Official Plan
Amendment 17 adopted in 1996 and the related Regional Mnnicipality of York
Official Plan Amendment 3, approved in 1998.
b) The preparation of this Amendment has included review of existing official plans
and amendments of the Town and the Regional Municipality of York, the policies
and guidelines of the Ontario Government including the Oak Ridges Moraine
Implementation Guidelines and other reports from various agencies, as well as
review ofplanning issues within the Y onge Street South area as established through
public consultation.
Town of Aurora
5. BACKGROUND
Yonge Street South
Secondary Plan Page iv
a) The Yonge Street South area is an area of approximately 600 hectares (1500 acres)
bounded by Vandorf Road and Industrial Parkway on the north; Bayview Avenue
on the east; Bloomington Road on the south; and Bathurst Street and the CNR
railway track on the west. It is situated within the Oak Ridges Moraine, an area of
Provincial interest, and is characterized by rolling topography, significant treed
areas, permeable soils, and headwater areas of the Holland River. The area is
largely developed and contains estate homes on private services, a gated golf course
community, institutional uses, and rural uses.
b) The Implementation Guidelines of the Oak Ridges Moraine Area (ORM) contain
principles, criteria, study and information requirements to guide potential
development in an environmentally sound manner. The Implementation Guidelines
form a key basis for the development approach elaborated in this Secondary Plan.
The Regional Municipality of York Official Plan also contains policies on the ORM,
ground water resources, significant natural areas and significant landforms which
form a basis of this Plan.
c) A Growth Management Study was initiated by the Town in 1994 to consider areas
of expansion which would accommodate projected population and employment
growth in the following 20 years. It was completed in 1996 to cover the period until
2016. Approximately 146 hectares (360 acres) of undeveloped land within the
Y onge Street South area was considered for development in a process which
involved extensive public participation. The Study concluded that the remaining
undeveloped areas within Y onge Street South precinct should be included in the
Urban Area to develop on full municipal services primarily as residential
development. Recognizing the environmental significance of the area, the Study
assumed that development would occur at an average of 2 units per acre averaged
over both constrained and unconstrained portions of the 360 ac. undeveloped area,
and would accommodate approximately 2200 additional people.
d) In 1996, the Town adopted Amendment No. 17 (OPA 17) which implemented the
recommendations of the Growth Management Study and provided that the Y onge
Street South area would be-included within the Urban boundary of the Town with
specific direction that this area develop as a "low-intensity, environmentally-
sensitive residential development on full municipal services". Policy directing new
development further stated "even on full urban services it is anticipated that the
overall density of new development shall be low-intensity in the general range of 2
units per acre across the environmentally constrained and unconstrained ponions of
the lantf'. Future development was to be guided by a comprehensive Secondary
Plan as well as urban design guidelines and a servicing strategy which would
assess alternatives and costs. OPA 17 and its companion Regional Official Plan
Amendment No. 3 endorsing the Growth Management Study were approved in
1998 by the Regional Municipality of York.
e) Two small areas lying south of Vandorf Road were excluded from this Secondary
Plan by Council and are subject to individual Secondary Plans.
f) The Y onge Street South Secondary Plan Study was initiated in July 1999 and
considered issues affecting the area. The results of Background analyses were
presented at an Open House in November, 1999. A number of low density
Town of Aurora
Yonge Street South
Secondary Plan Page v
g)
h)
development options were presented to the community at an Open House session in
January, 2000. In addition public notification and input was solicited through a
newsletter, use of the Town's web page, newspaper advertisements, individual
letters to property owners, focus meetings, and questionnaires.
After evaluation of the development options, which included community comments
and review of landowner development submissions, a Preferred Option was
selected and was presented at a public Open House in March, 2000. That Option,
. together with public response, forms the basis of this Secondary Plan document.
The Region has recently updated population projections to 2026 and has forecast a
growth of 75,000 for the Town of Aurora. As discussed in the Town's
information Report PL00-010, this projected growth would be absorbed in other·
areas of the Town in accordance with the Growth Management Study and s.3.6.2.d
of the Aurora Official Plan.
6 . PURPOSE OF THIS AMENDMENT
The purposes of this Amendment may be summarized as follows:
a) To guide development of the Yonge Street South area as a low intensity,
enviromnentally sensitive, primarily residential precinct within the Town of Aurora
in which new development will occur on the basis of full municipal services.
b) To preserve the topography, hydrogeological function and significant natural areas
of the Oak Ridge Moraine within which this Secondary Plan is contained.
c) To provide detailed policy guidance for protection of significant areas, both natural
and manmade, as well as policy guidance for areas in which new low density
residential development and limited institutional uses may be permitted.
d) To provide more detailed policy guidance for areas which are currently developed to
ensure that any future development or potential redevelopment occurs in accordance
with the General Concept .and Objectives. for this .Secondary.Plan area.
e) To provide for enviromnentally sensitive forms of development and appropriate
management practices which demonstrate a high level of enviromnental stewardship
related to stormwater, groundwater, and protection of sensitive natural features and
functions.
f) To provide for the improvement and development of the physical infrastructure of
the community including parkland, trails, a school site, and provision of municipal
water and sewer services to new development areas.
g) To provide Urban Design Guidelines which will encourage new development along
Y onge Street to preserve the enviromnentally significant features of the area, reflect
the distinctive low density character of the area, and its historic context.
h) To ensure that development will proceed in an orderly sequence (which may
involve phasing) by co-ordinating the provision of necessary infrastructure with the
development approval process.
Town of Aurora
Yonge Street South
Secondary Plan Page vi
i) To provide guidance for the implementation of the Plan through specified studies,
more detailed Block plans, zoning by-laws, other development control measures
and municipal programmes, and provisions for monitoring, review and amendment
of this Plan.
7. LOCATION OF THIS AMENDMENT
The location of the lands affected by this Amendment is outlined on Schedule AA.
PART III: THE AMENDMENT
THE FOLLOWING PART ill, CONSISTING OF THE TEXT
AND SCHEDULES" AA", "BB" "CC "AND "DD"
CONSTITUTE AMENDMENT NO. 34 TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
PART III: THE AMENDMENT
TABLE OF CONTENTS
Section
1. INTRODUCTION ..••••...••••.••..•••••.•••....•...••••••••••••..••••••..•.•••••..••..•••••.•.••••..•••••• 1
2. GENERAL CONCEPT AND OBJECTIVES .•••••••••••..•••..••..•.••••••.••••••..••..•.....•••...••• 2
2.1 GENERAL CONCEPT ..................................................................................................................... 2
2.2 GENERAL OBJECTIVES ................................................................................................................. 3
3. RESIDENTIAL LAND USE POLICIES .....•..•.••••...•••...•..••••••••.••.•••..•..•.••••••••.••.•... S
3.1 INTENT ........................... : ............................................................................................................. 5
3.2 DESIGNATIONS AND GENERAL POLICIES .................................................................................... 5
3.3 ESTATE RESIDENTIAL .................................................................................................................. 8
3.4 TRANSffiONAL RESIDENTIAL ...................................................................................................... 9
3.5 SUBURBAN RESIDENTIAL ........................................ : ................................................................. 10
3.6 CLUSTER RESIDENTIAL ............................................................................................................. 10
3.7 LOW DENSITY SUBURBAN RESIDENTIAL ................................................................................... 12
3.8 SITE SPECIFIC POLICIES ............................................................................................................ 12
4. INSTITUTIONAL LAND USE POLICIES ..••.•.•.••..•••...•••.••• ; •••.•.••...•••••••••.•...••••.•• 13
4.1 INTENT ....................................................................................................................................... 13
4.2 ELEMENTARY SCHOOL .............................................................................................................. 14
4.3 MINOR INSTITUTION ............................................................................................. : .................... 15
4.4 MAJOR INSTITUTION .................................................................................................................. 16
5. OPEN SPACE LAND USE POLICIES ..••.••••..••••....••.•..••.••••••.•••••..••..•••••. ; •...•••••• 17
5.1 INTENT ....................................................................................................................................... 17
5.2 PUBLIC OPEN SPACE ................................................................................................................. 18
5.3 PRIVATE OPEN SPACE ............................................................................................................... 18
5.4 TRAILS ....................................................................................................................................... 19
6. ENVIRONMENTAL LAND USE POLICIES •.••.....•.••...••.•••••.••.•. ; ......................... 20
6.1 INTENT ......................................................................•................................................................ 20
6.2 GENERAL POLICIES ........................................................................ : .......................................... 20
· 6.3 ENVIRONMENTAL PROTECTION AREAS .................................................................................... 21
6.4 ENVIRONMENTAL FUNCTION AREAS ........................................................................................ 23
7. ENVIRONMENTAL MANAGEMENT ••••••••..•.....•....•••••••..•••.••.•..•••••••••..•.••.••.•.•.• 24
7.1 GROUND WATER MANAGEMENT ............................................................................................... 24
7.2 FLOOD PRONE AREAS ............................................................................................................... 25
7.3 FISHERIES HABITAT ................................................................................................................... 25
7.4 LANDFORM CONSERVATION ..................................................................................................... 25
7.5 KETTLE FEATURES .................................................................................................................... 26
7.6 VEGETATION PRESERVATION .................................................................................................... 27
7.7 STEWARDSIDP POLICIES ........................................................................................................... 28
8. COMMUNITY IDENTITY, HERITAGE AND URBAN DESIGN .••••..•••••••..•••••••.••.••••. 29
8.1 COMMUNITY IDENTITY .............................................................................................................. 29
8.2 HERITAGE .................................................................................................................................. 30
8.3 URBAN DESIGN .......................................................................................................................... 31
9. TRANSPORTATION POLICIES ..•••••.•...•••••••••••••••....••••••.•••.•..••••••.•••.••••....••••.. 32
Town of Aurora
Yonge Street South
Secondary Plan Page ii
10. DEVELOPMENT POLICIES & GENERAL MUNICIPAL POLICIES ......................... 33
10.1 MASTER SERVICING STUDY .................................................................................................... 33
· · 10.2 DEVELOPMENT CHARGES AND FINANCIAL AGREEMENTS ...................................................... 33
10.3 FUNCTIONAL SERVICING PLAN ............................................................................................... 34
10.4 PRIVATE SEWAGE SYSTEMS .................................................................................................... 35
10.5 STORM WATER DRAINAGE ...................................................................................................... 35
10.6 PHASING····················································'············································································· 36
10.7 BUFFERING AND COMPATIBILITY POLICIES ............................................................................ 36
11. IMPLEMENTATION ................................................................................... 37
11.1 BLOCK PLAN REQUIREMENTS ................................................................................................. 37
11.2 SUPPORTING STUDIES ............................................................................................................. 38
11.3 SUBDIVISION CONTROL ........................................................................................................... 41
11.4 ZONING BY-LAWS ..................................................................................................................... 42
11.5 SITE PLAN CONTROL ............................................................................................................... 43
11.6 PUBLIC WORKS ........................................................................................................................ 45
11.7 LAND AND RIGHT OF WAY ACQUISITIONS ............................................................................... 45
11.8 OFFICIAL PLAN AMENDMENTS ................................................................................................. 45
12. INTERPRETATION .................................................................................... 46
13. SCHEDULES ........................................................................................... 4 6
14. URBAN DESIGN GUIDELINES ..................................................................... 4 7
SCHEDULE AA
SCHEDULE BB
SCHEDULE CC
SCHEDULE DD
LAND USE PLAN
INFILTRATION POTENTIAL
BLOCK PLAN & ENTRANCES
TRAILS & VISTAS
Town of Aurora
Yonge Street South
Secondary Plan
PART III: THE AMENDMENT
1. INTRODUCTION
Page 1
l.l All of this section of the document entitled "PART III; THE AMENDMENT", consisting
of the following text and Schedules "AA'', "BB" "CC" and "DD" attached hereto and
forming part of this section, constitutes Amendment No. 34 to the Official Plan for the
Town of Aurora and shall be known as the Yonge Street South Secondary Plan.
1.2 Land Use Plan And Text Changes
Schedule A of the Official Plan as amended by OP A # 17 identifies the lands subject to this
Secondary Plan as being within and comprising the majority of Area 1, Y onge Street
South. Two small portions of Area 1 of Schedule A, fronting onto Vandorf Road, have
been omitted from this Secondary Plan.
Within the area of Schedule A corresponding to the boundaries delineated on Schedule M
identified as the "Limit of Secondary Plan", the land use designations of Schedule A, the
Site Specific Policy Areas of Schedule H, and text of the Official Plan for the Town of
Aurora, as amended, are hereby further amended as is necessary to give effect to this
Amendment.
1.3 This Amendment will be implemented by appropriate amendments to the comprehensive
Zoning By-law for the Town of Aurora, procedures provided by the Planning Act
including plans of subdivision, plans of condominium and site plan approval, .and by other
measures including preparation of further studies and more detailed Block Plans as
identified in Section 11 of this Amendment.
1.4 The provisions set forth in Section 12 shall apply regarding the interpretation of the
Amendment.
-__ ,
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SCHEDULE A
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TOWN OF AURORA OFFICIAL PLAN
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SCHEDULE A
LAND USE PLAN
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---·-------=-=--=--==-= --FUlURE URBAN EXPANSION AREAS
~ Yonge St South
@ Bayview East
a. South Secondary Plan Area
b. North Secondary Plan Area
@ St Johns/Bathurst
Town of Aurora
Yonge Street South
Secondary Plan
2. GENERAL CONCEPT AND OBJECTIVES
2.1 GENERAL CONCEPT
Page 2
2.1.1 The Yonge Street South area is contained within the Oak Ridges Moraine (ORM), a
significant and sensitive landform of Provincial interest. Within the Secondary Plan area,
the ORM includes the height of land and watershed divide of the moraine and contains
significant landforms and natural features including significant wooded areas and other
plantation areas, kettle features and fishery resources. Most of the area has been identified
as an Environmentally Significant Area (ESA) by the Lake Simcoe Region Conservation
Authority in recognition of its function as an aquifer recharge area. Control of existing
development and permission for new development will be based on an Environment First
approach to ensure that future development shall only be supported based on
demonstration that the natural environmental features and functions are protected,
enhanced, restored and sustained over the long term.
2.1.2 The majority of the 600 hectare (1500 acre) Yonge Street South Secondary Plan Area is
already developed primarily with estate forms of housing on private services, cluster
housing and open space uses including the Beacon Hall Golf Course and the Aurora
Cemetery. Institutional uses have also been developed, most notably along Bloomington
Road near Yonge Street. In accordance with the established Vision of the Town, it is
intended that the area will continue to develop as a low density, primarily residential
precinct designed to co-exist in a harmonious manner with the natural environment. New
development will be characterized primarily by ground-oriented housing located in
clusters of smaller lots within a setting of significant open space or on larger individual
lots. The density, in accordance with the Growth Management Study and OPA 17,
averages approximately 2 units per acre over the constrained and unconstrained portions
of areas considered for new development. A limited number of small-scale institutional
uses which are compatible with the residential fabric and environmental objectives of the
area may also be developed along Y onge Street near Bloomington Road.
2 .1.3 Y onge Street, the historic north-south arterial road within the Region, will continue as the
central transportation spine of this area linking it with the downtown core as well as with
other municipalities to the north and south within the Region. Y onge Street is not
identified as an Urban Corridor by the Region's Official Plan within this portion of the
Region, and it is intended by the Town that development along Y onge Street will
continue to serve as a low density gateway to Aurora through this area. Despite its
function as a regional arterial road carrying traffic through the area, development along
the edges of Y onge Street and urban design within the corridor will be encouraged to
reflect a distinctive landscape amenity by minimizing the impact of built form,
maintaining generous setbacks from the street, limiting building height or massing and
requiring a high standard of new landscaping.
2.1.4 It is anticipated that development permitted by this Plan will accommodate a total of
approximately 700 new residential units in addition to the 565 residential units currently
built or approved within its boundaries, and the approximately 115 units approved south
of Vandorf Road by other Secondary Plan amendments but included within the Master
Servicing Analysis for this area.
Town of Aurora
Yonge Street South
Secondary Plan Page 3
2 .1. 5 Through the development of new areas pennitted by the Plan, additional open space trail
linkages will be provided to further pedestrian access through the area and connections to
areas beyond, in order that the topography and environmental features of the moraine can
be enjoyed by residents of the area, the Town and the wider region.
2 .I. 6 hnplement;ltion of anticipated development over the planning period will occur in a
manner which matches growth with the capacity for full municipal servicing, new roads,
and other identified infrastructure improvements, and may require phasing.
2.1. 7 This Plan is intended to provide an approach to development which will require more
focused study and refinement at subsequent stages of the development process. 'Block
Plans' supported by identified studies are intended to provide a determination of local
road pattern, internal servicing, and definition of environmental areas, as well as areas
suitable for residential clusters on lands designated Cluster Residential. Further specific
and detailed studies shall occur at the final development approval stage which may be a
plan of subdivision, a plan of condominium, or a site plan.
2.1.8 · This Plan is intended to guide development of the Yonge Street South Secondary Plan
area until 2026 in accordance with the Growth Management Study and current Regional
projections of population for the Town of Aurora. However, this Plan will be reviewed
and updated if necessary based on s. 4.2.3 of the Aurora Official Plan.
2.2 GENERAL OBJECTIVES
2.2.1 To establish an 'Environment First' approach to future development, which means that
development shall only be approved where it is demonstrated that significant natural
areas, features and the ecological functions of the area are protected, enhanced, restored
and sustained over the long term.
2.2.2 To provide a high quality of life for present and future residents with respect to health,
amenity, and security; and to recognize that continued enjoyment and stewardship of the
natural environment is a component of the special quality of life within this area.
2.2.3 To establish a development pattern which continues to provide a high quality human
environment while equally maintaining the visual and functional quality of the natural
environment as characterized by the rolling topography, vistas, significant natural areas,
features, and hydrogeological function provided by the Oak Ridges Moraine.
2.2.4 To implement the principles, criteria and study requirements of the Oak Ridges Moraine
Area hnplementation Guidelines and the environmental policies of the York Region
Official Plan.
2.2.5 To continue the distinctive community identity and heritage character of the area through a
low intensity development pattern which blends with, and reinforces, the natural
landscape quality of this primarily residential precinct.
2. 2. 6 To identify, protect, enhance and restore the distinctive environmental attributes of natural
areas, and wherever possible and environmentally feasible, to provide for public access,
trail systems and natural, open space linkages between such identified natural areas.
Town of Aurora
Yonge Street South
Secondary Plan Page 4
· 2.2. 7 To maintain the ground water recharge function provided by the Oak Ridges Moraine in
this area and prevent any negative impacts on ground water quantity or quality.
2.2.8 To encourage a linked and integrated system of pedestrian trails including development of
a pedestrian route along Yonge Street and to locate and, where necessary, construct such
facilities in an environmentally sensitive manner.
2.2.9 To minimize the need for additional roads and paved surfaces while maintaining safe and
convenient access to existing and new residents of the area.
2.2.1 0 To provide an opportunity for the development of a limited number of new, small scale
institutional uses that are compatible with the residential character of the area; are able to
develop in a manner which maintains the topography and landscape quality of the area;
and do not result in pressure for increased levels of service to the area.
2.2.11 To provide for a variety of housing types and forms compatible with the desired low
density, environmentally sensitive character of the area.
2.2.12 To match the approval of new development with the ability to provide full municipal
services, roads and other necessary infrastructure. ·
2.2.13 To provide design criteria which maximize the aesthetic qualities of the Secondary Plan
area; ensure that new development is compatible with the significant environmental
qualities of the area; and with other established or planned uses; as well as to provide
detailed direction for development of the Y onge Street corridor. .
2.2.14 To implement the objectives and land use direction presented in this Secondary Plan
through preparation of detailed Block Plans, additional studies, as well as procedures
provided by the Planning Act including re-zoning, plans of subdivision, plans of
condominium and site plan approval.
2.2.15 To provide policy direction with respect to continued use and potential expansion of
existing uses within the Secondary Plan Area in accordance with the General Concept and
Objectives for the area.
2.2.16 To provide public works and public services under the jurisdiction of the Town and to
co-ordinate public activities involving residents and/or other government agencies in a
manner which is compatible with the objectives of this Plan.
2.2.17 To comply with legislation adopted by Regional and Provincial bodies, including further
policy or regulation which may be formulated to protect the Oak Ridges Moraine, and to
incorporate same into the Plan wherever necessary to establish such compliance.
Town of Aurora
Yonge Street South
Secondary Plan
3. RESIDENTIAL LAND USE POLICIES
Page 5
The following policies apply to lands which are designated Estate Residential, Transitional
Residential, Suburban Residential, Low Density Suburban Residential or Cluster
Residential on Schedule AA to this Plan.
3.1 INTENT
The intent of these policies is to encourage the development of the residentially designated
lands for the purposes set out herein. In addition, the policies are to be used as a guide for
Council when considering the appropriateness of development proposals.
3 .1.1 These policies are designed to create a development framework that will reinforce the
distinctive identity and character within the Y onge Street South Secondary Plan Area. The
policies are intended to provide a range of development patterns which are mutually
compatible with the low density of existing development and the environmentally sensitive
features and function of the area.
3.1.2 Within existing Estate Residential designations, additional development of a limited number
of new lots created by infill shall be permitted to continue on private services. No new
areas designated Estate Residential will be approved.
3.1.3 New development will generally occur at somewhat higher densities or intensity than that
of the existing area and shall only be approved on the basis of full municipal services.
Residential densities within Blocks identified on Schedule CC , will average no more than
5 units/ha. (2 units/ac) over the constrained and unconstrained lands which are subject to a
development application.
3 .1.4 Matters such as building size, lot coverage, height, setbacks, minimum areas of open space
and parking for each designation are to be set out in one or more implementing zoning by-
laws which may be further refined to reflect individual site characteristics and proposed
development pattern for site specific locations.
3.2 DESIGNATIONS AND GENERAL POLICIES
The Residential land use designations are shown on Schedule AA and include the
following:
a) Estate Residential
b) Transitional Residential
c) Suburban Residential
d) Cluster Residential
e) Low Density Suburban Residential
3. 2.1 Permitted Uses General to all Residential Designations
Notwithstanding the provisions of s.3.1.1 of the Aurora Official Plan, the following uses
shall be permitted in all Residential designations, subject to all other relevant provisions of
this Plan and the inclusion of appropriate provisions in the Zoning By-law:
Town of Aurora
Yonge Street South
Secondary Plan Page 6
a) Residential uses, in accordance with the provisions for the specific designation;
b) Home occupations which are clearly accessory and secondary to the use of a
dwelling unit for residential purposes, provided any such home occupation creates
no noise, odour, traffic or additional parking requirement incompatible with the
residential purpose of the area. The implementing Zoning By-law shall further
establish the specific provisions governing home occupations;
c) Suitable forms of supportive housing subject to a re-zoning application which will
consider the ability of the proposed supportive housing use to develop in
accordance with the form and type of housing within the respective residential
designation, the compatibility with the surrounding residential fabric, and whether
the form of supportive housing is suitable to the limited range of services which
exists or will be available in this Secondary Plan Area;
d) Minor institutional facilities serving the immediate neighbourhood in accordance
with the provisions of Section 4.3 herein, including an elementary school and a
childcare centre. Such uses will only be permitted in areas provided with municipal
water and sewer services;
e) Neighbourhood Park facilities, including linear trails in accordance with the
provisions of Section 5 herein;
f) Private Open Space;
g) Utilities, necessary to serve the community, including storm water management
facilities; and
h) Buildings and structures accessory to a permitted use.
3. 2. 3 Density Policies
a) The following definitions shall be used in applying the density provisions for
residential development within this Secondary Plan area:
i) "Net residential density" means the number of dwelling units divided by the
net residential land area. Net residential land area means the residential land
area which excludes all road allowances, schools, places of worship, parks
and playgrounds, trails, private open space, environmental features and any
use or area not directly related to dwelling units and related area of
individual private use; or
ii) "Gross residential density" means the number of dwelling units divided by
the gross residential land area. Gross residential land area includes local
roads within the. residential area, trails, shared private open space,
Environmental Protection and Environmental Function Areas. Excluded
areas include institutional uses such as government offices, schools, a
healthcare facility, nursing home, a Neighbourhood Park, open space
associated with a cemetery, or major valley.
b) Density transfers for the purpose of clustering development in a manner which
assists in the preservation or conservation of landscape features such as treed areas,
slopes, or other desirable features, may be permitted within and between residential
development sites without amendment to this Plan provided that:
Town of Aurora
Yonge Street South
Secondary Plan Page 7
i) land from which density is transferred is deeded to the municipality or
subject to a conservation easement, restrictive covenant or other form of
legal agreement which ensures that it will remain in an undeveloped and
natural form, in perpetuity, continuing its environmental function within the
community; and
ii) the resultant building form, location and density of clustered housing is in
accordance with the policies, provisions and general intent of this Plan.
c) The gross residential density averaged over the constrained and unconstrained
lands subject to a development application shall be no more than 5 units per hectare
(2 units/acre).
3.2.4 Compatibility, Buffering and Transitional Density Policies
a) In the design of residential developments, measures shall be taken to ensure the
appropriate compatibility with nearby uses and environmental features in terms of
setbacks or siting, massing, building height, orientation and required landscaping.
b) Residential developments shall have regard for existing and potential sources of
noise, odour, visual, traffic and pollution related nuisances arising from any nearby
Commercial, Institutional, Open Space, Rural or agricultural land use, as well as
existing and potential noise or hazards from transportation facilities including major
roads and rail lines.
c) New residential development proposed in areas where adjacent lands have or will
have substantially different lot area or density characteristics, will be required to
provide significant separation between existing and proposed new buildings. This
may be achieved through setbacks, intervening areas of open space, graduated lot
areas, landscaping and other means of providing a sensitive transition.
3.2.5 Typical Infrastructure and Amenities for New Development
All development in Transitional, Suburban, Cluster or Low Density Residential
designations shall be designed so as to incorporate the following:
a) municipal water supply service;
b) municipal sanitary sewage service;
c) Best Management Practices related to storm drainage requirements;
d) paved streets, together with appropriate lighting, walkways and landscaping;
e) any other services, works or considerations that are appropriate for the development
or that are required elsewhere in this Plan.
3.2.6 Estate Residential Infrastructure
a) Development in Estate Residential designations is expected to continue on. the basis
of private septic disposal systems and individual wells. It is not intended that such
areas will be retrofitted with municipal water or sewer services.
b) In the future, should municipal water and/or sewer service become desirable or
necessary, the Town may consider installation of water and/or sewer services in
existing Estate Residential areas to be paid for by local improvement levy after
undertaking the following procedures:
Town of Aurora
Yonge Street South
Secondary Plan
i) consultation with affected property owners;
ii) completion of a study which provides full consideration of the impact on
servicing allocation within the Town and fiscal impact of servicing in this
area; and
iii) consideration of the planning implications that municipal servicing may have
for redevelopment and intensification within the respective area under
consideration as well as for any abutting areas which may remain on private
services.
3.2.7 Block Plan Requirements
Prior to approval of an application to permit new development (including a consent
application, plan of subdivision, plan of condominium, or a site plan) within any
Transitional, Suburban, Cluster or Low Density Suburban Residential designation, a Block
Plan for the respective area as identified on Schedule CC must be approved by the Town in
accordance with s. 11.1.
3. 2. 8 Supporting Studies
Prior to approval of a development application within any Residential designation, the
proponent shall submit appropriate Supporting Studies in accordance with s. 11.2.
3.3 ESTATE RESIDENTIAL
The following policies shall apply to lands having an Estate Residential designation on Schedule
AA.
3.3.1 Notwithstanding s.3.1.2.a of the Aurora Official Plan, the permitted uses in an Estate
Residential designation shall be limited to only one detached dwelling per lot, accessory
structures, and compatible home occupations.
3.3.2 Lots within the Estate Residential designation of this Plan area shall preserve a minimum
of 75% of the lot area in an open, landscaped or natural condition and such required area
shall not include any area devoted to a swimming pool, accessory building, paved
driveway, patio or other area covered with impervious material.
3.3.3 Notwithstanding subsections 3.1.2.b.ii and 3.1.2.n of the Aurora Official Plan, within
the area fronting Ridge Road a very limited amount of additional development may be
permitted through division of an existing oversized lot to create one or more new lot(s)
subject to the following provisions:
a) the minimum area of any new lot as well as the remaining lot shall not be less than
0.6 hectares (1.5 acres);
b) the minimum frontage of any new lot or any remaining lot shall not be less than 30
metres (1 00 feet) fronting onto a municipal road;
c) a high standard of urban design as outlined ins. 3.9 of the Aurora Official Plan is
achieved;
Town of Aurora
Yonge Street South
Secondary Plan Page 9
d) a supporting hydrogeological study is submitted which demonstrates to the
satisfaction of the Town and appropriate agencies that each lot meets the established
requirements to support a subsurface sewage disposal system;
e) supporting documentation is submitted to the satisfaction of the Town and
appropriate agency, as necessary, which demonstrates that each lot is able to be
supplied with a potable source of water;
f) any other study described in this Plan which is deemed necessary by the Town or
other authority having jurisdiction, in order to evaluate an environmental feature or
function of significance on the site.
3.3.4 Any proposed development of the approximately 4. 4 ha. (11 ac.) property at the end of
. Ridge Road shall also address, to the satisfaction of the Town, the following matters:
a) the creation of a cui de sac built to municipal standards;
b) relocation of the communication tower and related infrastructure from the site; and
c) resolution of the extent of the municipal right of way at the end of Ridge Road.
3.4 TRANSITIONAL RESIDENTIAL
The following policies shall apply to lands having a Transitional Residential designation on
Schedule AA.
3.4.1 Permitted uses within a Transitional Residential designation shall be limited to detached
dwellings, accessory structures and compatible home occupations.
3.4.2 To ensure a high standard of development for this low density use, the following standards
must be achieved:
a) a minimum lot area of 0.4 hectare (1 acre);
b) a minimum lot frontage of 30 metres (100ft.);
c) a high standard of urban design as outlined ins. 3.9 of the Aurora Official Plan.
3.4.3 Development in a Transitional Residential designation shall ensure sensitivity to the natural
environment through conservation of topography, Environmental Function Areas and
meaningful areas of natural open space. Compatibility with the interface of an existing area
of Estate Residential development shall be maintained through a minimum building setback
of 35 metres from any lot line adjacent to such interface and such screening or landscaping
as may be appropriate. ·
3.4.4 Lots within the Transitional Residential designation of this Plan area shall preserve a
minimum of 70% of the lot area in an open, landscaped or natural condition and such
required area shall not include any area devoted to a swimming pool, accessory building,
paved driveway, patio or other area covered with impervious material.
Town of Aurora
· 3.5 SUBURBAN RESIDENTIAL
Yonge Street South
Secondary Plan Page 10
The following policies shall apply to lands having a Suburban Residential designation on
Schedule AA.
3.5.1 Notwithstanding s.3.1.2.a of the Aurora Official Plan, permitted residential uses within a
Suburban Residential designation are limited to one detached dwelling per lot and
compatible home occupations.
3.5.2 To ensure a high standard of development, and in accordance with the provisions of
subsection 3.1.2.b.i of the Aurora Official Plan, lots within a Suburban Residential
designation will achieve the following minimum standards:
a) a minimum lot area of 0.2 hectare (0.5 acre);
b) a high standard of urban design as outlined ins. 3.9 of the Aurora Official Plan.
3.5.3 Lots within the Suburban Residential designation of this Plan shall preserve a minimum of
55% of the lot area in an open, landscaped or natural condition and such required area shall
not include any area devoted to a swimming pool, accessory building, paved driveway,
patio or other area covered with impervious material.
3.5.4 There shall be no diiect access from an arterial road to any Suburban Residential lot.
Access shall be by means of a local road. Innovative lot patterns may be approved which
would enable houses to face Bloomington Road while providing access from a local
internal street.
3.5.5 Lots in a Suburban Residential designation abutting Bathurst Street shall provide a
generous setback in order to provide a transition between urban development and rural or
agricultural uses within the Township of King. Significant areas of native trees and
vegetation shall be required to be provided on the portion of lots facing the inter-municipal
boundary to further buffer the impact of urban development on the adjacent municipality.
3.5.6 Based on the provisions of an approved Block Plan, Suburban Residential areas may be
placed in one or more separate zone categories. in the Zoning By-Law, requiring differing
frontage, building orientation or development standards. The Zoning By-law shall establish
the standards and requirements which are appropriate for particular locations and for each
zoning category.
3.6 CLUSTER RESIDENTIAL
The following policies shall apply to lands having a Cluster Residential designation on
Schedule AA.
3.6.1 Permitted uses in a Cluster Residential designation are single detached dwellings, semi-
detached dwellings, linked housing, townhouses and Private Open Space. Land may be
conveyed to the municipality as Public Open Space without amendment to this Plan.
3.6.2 A minimum of25% of the area within a Cluster Residential designation shall be retained in
an open or natural condition, either as Private or dedicated Public Open Space and shall not
form part of individual lots, or similar area devoted to exclusive use in a condominium.
Areas retained as open space are intended to preserve the natural landscape quality of the
Town of Aurora
Yonge Street South
Secondary Plan Page 11
area and shall not contain buildings, swimming pools or other areas of paved or impervious
surface covering more than 5% of such area. Roads, parking areas or private driveways
shall not be considered to form any portion of this required open space area.
3.6.3 Within a Cluster Residential designation, residential units within individual clusters shall be
sited in a manner that provides for:
a) adequate set back and buffering from environmental features, including conformity
with the requirements of any Environmental Impact Study as required in s.ll.2.2 ;
b) arrangement and design which conserves landform, and has minimal effect on the
natural hydrogeological recharge function of the moraine as established by a
Hydrogeological Study in accordance with the provisions of s. 11.2.5;
c) screening by topography and/or vegetation, from existing areas of Estate
Residential designation, institutional uses, arterial roads and rail corridors, and
maintenance of a minimum separation of 35 metres between any Estate Residential
designation and the lot line or limit of any area of private amenity space of any
cluster residential unit;
d) separation from other clusters of residential lots, and from other residential or
institutional land use designations, by areas of zoned open space which will remain
in common private use or may be dedicated to the municipality;
e) minimum setback, and screening by topography or vegetation, from Yonge Street
in accordance with the Urban Design Guidelines contained in Appendix A.
3. 6.4 Lots within the Cluster Residential designation of this Plan shall preserve a minimum of
40% of the lot area, or similar area devoted to exclusive use within a condominium, in an
open, landscaped or natural condition and such required area shall not include any area
devoted to a swimming pool, accessory building, paved driveway, patio or other area
covered with impervious material.
3.6.5 In the preparation of Block Plans, areas suitable for residential clusters shall be identified.
Such potential areas will be evaluated by the Town based on the above criteria, required
studies, and the degree to which the proposed siting of clusters and open space areas
conforms with the overall policies and intent of this Plan.
3.6.6 Permitted forms of housing and areas of common open space within a Cluster Residential
designation shall be identified in a site specific Zoning By-law based upon the provisions
of this Secondary Plan including an approved Block Plan.
3.6.7 A Block Plan shall be further refined during approval of a plan of subdivision or of
condominium, to more specifically address the constraints and amenities of a given site in
accordance with the provisions of s. 11.3. This more specific and detailed development
scheme shall form the basis of a site specific Zoning By-law.
3.6.8 Development within a Cluster Residential designation which is proposed to proceed by
means of a tenure arrangement which does not include a plan of subdivision or
condominium shall be subject to the provisions of Site Plan Control and Supporting
Studies required in accordance with the provisions of s. 11.5.5 of this Plan.
Town of Aurora
Yonge Street South
Secondary Plan
3.7 LOW DENSITY SUBURBAN RESIDENTIAL
Page 12
The following policies shall apply to lands having a Low Density Suburban Residential
designation on Schedule AA.
3. 7.1 Permitted uses in a Low Density Suburban Residential designation are limited to single
detached dwellings, semi-detached dwellings, duplex dwellings, linked housing and
compatible home occupations as well as private or public open space.
3. 7.2 The predominant form of housing shall be single detached dwellings. Semi-detached, link
housing and duplex dwellings may be integrated in the design of Low Density Suburban
Residential areas provided that the overall density does not exceed 15 units per hectare (6
units per acre) of gross residential land within an area designated Low Density Suburban
Residential and, further that the overall density of the Block Plan area within which such
designation is contained (as shown on Schedule CC) is no more than 5 units per hectare (2
units per acre) of gross residential land.
3. 7. 3 Maximum density within a Low Density Suburban Residential area may only be achieved if
it can be demonstrated that roads, servicing and housing construction can occur with
minimal disruption to the natural topography.
3. 7.4 All lots within the Low Density Suburban Residential designation of this Plan shall
preserve a minimum of 50% of the lot area in an open, landscaped condition and such
required landscaped area shall not include any area devoted to a swimming pool, accessory
building, paved driveway, patio or other area covered with impervious material.
3.7.5 Standards and requirements for the development of Low Density Suburban Residential
areas shall be established in the Zoning By-Law, in one or more zoning categories
reflecting the range of densities and forms which are appropriate for a particular location.
The Zoning By-Law shall establish appropriate provisions for each unit type related to such
matters as dwelling unit size, lot coverage, minimum area of landscaped open space,
height, parking and setbacks.
3.8 SITE SPECIFIC POLICIES
The following special provisions shall apply to specific sites within the Y onge Street South
Secondary Plan.
3.8.1 The lands in Lots 73, 74 and 75 Concession 1 E.Y.S., which are designated Cluster
Residential and Private Open Space, were developed as part of an overall concept for a
golf course, tennis club and residential enclave. No additional dwellings shall be permitted
without amendment to this Plan.
3.8.2 Notwithstanding the Cluster Residential designation, all, or a portion of lands abutting
Yonge Street in part of Lot 71, 1 E.Y.S. as marked on Schedule AA may alternatively
develop for Minor Institution use in accordance with s. 4.3.2. The potential residential
density of 5 ulha ( 2 u!ac.) applies only to land to be developed for residential use and shall
not be transferred from any portion developed as a Minor Institution use to any remaining
residential land.
Town of Aurora
Yonge Street South
Secondary Plan
4. INSTITUTIONAL LAND USE POLICIES
Page 13
The following policies apply to Institutional land uses and areas containing municipal
utilities as indicated on Schedule AA.
4.1 INTENT
It is the intent of this Plan to recognize existing institutional uses and provide for a limited
number of new small scale Minor Institution uses that are designed to blend with the
topography and landscaped context of the Oak Ridges Moraine and with the surrounding
low density residential precinct. Institutions which provide a public service to the existing
and future residents of the community and potentially, of other areas of the Town such as
schools or a place of worship, are permitted. Such uses shall not create a demand for
higher levels of service than are presently available, or intended to be provided, within the
Plan area in the future.
4 .1.1 Designations
The following Institutional uses are recognized and permitted by designations illustrated on
Schedule AA:
a) Elementary Schools (depicted by symbol);
b) Minor Institution;
c) Major Institution.
4 .1. 2 Range of Uses and Future Provision
a) Institutional uses are uses providing a public service including public
administration, education, health care, cultural and religious facilities, govermnent
or agency offices, schools, day care centres, nursing homes, libraries, and
community centres. Open space and recreation uses, fire halls, police and
ambulance stations, utilities, storm water management ponds, and like facilities
necessary to serve the community are also permitted withiri an Institutional
designation.
b) The difference between Major and Minor Institution uses is related to matters of
scale, intensity of use and/or area to be served. Major Institution uses are large
scaled buildings and sites, serving a large portion of the Town or broader region.
They are utilized by significant numbers of people, may require a higher level of
community services, and have a noticeable impact either visually or functionally on
surrounding uses with respect to such matters as building size, noise, traffic, extent
of parking and normal hours of operation. No new Major Institution uses are
anticipated by this Plan.
c) A limited number of new Minor Institution sites designed to be of modest scale,
functionally compatible with the predominant low density residential fabric, and
serving a local population may be created in accordance with s. 4.3.2 and will be
placed in separate zoning categories in the Zoning By-Law to reflect specific use
requirements for parking and buffering and any other applicable considerations.
Town of Aurora
Yonge Street South
Secondary Plan
4 .1. 3 . Typical Infrastructure and Amenities
Page 14
All development in Institutiond designations shall be designed so as to incorporate the
following:
a) municipal water supply· service;
b) municipal sanitary sewage service;
c) management of storm drainage as provided ins. 10.5;
d) appropriately scaled and sited parking areas, lighting, walkways and landscaping;
and
e) any other services, works or considerations that are appropriate for the development
or that are required elsewhere in this Plan.
4.1.4 Buffering and Compatibility
All Institutional uses shall be designed to minimize any noise, traffic, pollution, visual
impact or other related nuisance and hazard arising therefrom. To ensure that new
institutional facilities do not create a visual, environmental, or traffic nuisance for their
surroundings, a development agreement may be required in accordance with the provisions
of s. 3.4.l.g of the Aurora Official Plan, and the following provisions:
a) The scale, bulk and design of all Institution uses shall be functionally compatible
and able to blend visually with adjacent uses and with the natural environment.
b) Vehicular access to all Institution uses shall be located and designed to discourage
vehicular traffic or parking generated by such uses from intruding into local
residential neighbourhoods.
c) All Institution uses within the Secondary Plan area shall be required to maintain a
minimum of 50% of the site area as an open area, landscaped or in natural condition
and such area shall not include any driveway, parking area or other area related to
the use or storage of vehicles. No outdoor area covered by an impervious material
shall be included as part of the required landscaped area.
4.1.5 Supporting Studies
Prior to approval of a development application within any Institutional designation, the
proponent shall submit such Supporting Studies as required by the Town in accordance
with the provisions of s. 11.2 of this Plan.
4 .1. 6 Site Plan Control
Applications for development of any Institutional use shall be subject to the provisions of
Site Plan Control.
4.2 ELEMENTARY SCHOOL
The proposed location of public Elementary School is shown by symbol on Schedule AA and
relates to a publicly funded institution.
Town of Aurora
Yonge Street South
Secondary Plan Page 15
4.2.1 The location of this school is approximate and may be relocated in consultation with the
York Region District School Board without amendment to the Plan, subject to · the
following provisions:
a) The specific size, configuration and location of a school site will be determined in
consultation with the York Region District School Board during the preparation of a
Block Plan, and shall be co-ordinated with the planning of municipal parkland. The
co-ordinated use of recreational space and facilities to meet the needs of both the
school and the local area will be encouraged;
b) Adequate parking and other required facilities shall be provided on site;
c) Safe and convenient pedestrian access routes shall be planned between the school
and the surrounding residential areas;
d) The selected site will generally be a maximum of 3 hectares in size, and shall have
frontage on a local road;
e) The selected site will be able to develop in accordance with the Oak Ridges Moraine
Guidelines including preservation of environmental features and functions, and the
necessity for minimal grading in order to preserve the landform;
f) The public elementary school site is to be located within the first phase of
development.
4.2.2 If the elementary school site is not required in future for school purposes, it may develop in
accordance with the underlying Residential designation.
4.3 MINOR INSTITUTION
The existing location of Minor Institution uses is shown on Schedule AA.
4.3.1 Permitted uses in a Minor Institution designation include small scale public service uses
including places of worship, private schools, daycare and residential facilities for children,
nursing homes, senior citizen homes, government operated clinics or counseling services,
and similar uses which are deemed by the Town to be compatible with existing or proposed
development, oriented to the local population, and requiring a limited number of support
·services.
4.3.2 On sites with Yonge Street exposure on the east side of Yonge Street as indicated on
Schedule AA, new compatible Minor Institution uses may be permitted within the Cluster
Residential designation subject to amendment of the Zoning By-law, and further provided
that the following matters have been addressed to the satisfaction of the Town:
a) the relationship of the use to surrounding development in an approved Block Plan;
b) safe and, where possible, co-ordinated access to Y onge Street to be shared with
other compatible uses, in order to limit the number of access points;
c) the proposed grading preserves topographic features and functions in accordance
with the Implementation Guidelines for the Oak Ridges Moraine;
d) building height, massing, location of parking, landscaping, pedestrian and vehicle
circulation, have been addressed in a Site Plan and are in accordance with the Urban
Design Guidelines contained in Appendix A;
e) availability of municipal servicing;
f) completion of required studies in accordance with s. 11.2; and
Town of Aurora
Yonge Street South
Secondary Plan Page 16
g) any other reasonable concern related to the specific nature of the proposed use has
been addressed to the satisfaction of the Town or relevant authority.
4.3.3 Sites containing municipal utilities, including a water tower or storm water detention pond,
have been designated as Minor Institution sites but such designation shall not imply that
such sites are intended to be redeveloped for any use except a utility without amendment to
this Plan.
4.4 MAJOR INSTITUTION
The Provincial government complex, York District Catholic School Board offices, and Cardinal
Carter Secondary School are designated Major Institution uses on Schedule AA. The Provincial
government complex contains the historic De La Salle College building which is currently used as
offices, and portions of a wooded area known as Monk's Walk, a driver testing centre, and offices
of the Ontario Provincial Police. A depression located on the site is designated as Open Space.
4.4.1 The pennitted uses for Cardinal Carter Secondary School on Bloomington Road include a
secondary school, daycare centre, recreation uses, open space uses and related activities
normally associated with these uses.
4.4. 2 The pennitted uses of the Provincial government site designated Major Institution at the
north west corner of Y onge St. and Bloomington Road include administrative offices, a
driver testing centre, Ontario Provincial Police headquarters and open space.
a) The Town shall seek to obtain an open space trail linkage along the northern
boundary of this site and a conservation easement over the landform depression
identified as an Environmental Function Area on Schedule AA.
b) Any future development or redevelopment of this site shall preserve and respect the
identified Heritage Resource in accordance with the provisions of s. 3.8 of the
Aurora Official Plan. ·
4.4.3 The pennitted use of the York District Catholic School Board site on Bloomington Road
includes administrative .. offices, recreation, open space .and activities normally .related to
such uses.
4.4.4 Any significant change of use on a pennitted Major Institution site and any application for a
new Major Institution use designation shall require an Official Plan Amendment. In
considering an application for Official Plan Amendment, the Town shall be satisfied that
a) municipal services are available;
b) the use will not create a demand for higher levels of community services than are
intended by this Plan;
c) the proposed Major Institution use is compatible with the Intent and policies of this
Plan;
d) satisfactory Supporting Studies required in s. 11.2 have been submitted;
e) the proposed use can develop and function in a manner both sensitive to the
environment and compatible with surrounding low density residential uses; and
f) any other reasonable concern related the specific nature of the proposed use has
been addressed to the satisfaction of the Town or relevant authority.
Town of Aurora
Yonge Street South
Secondary Plan
. 5. OPEN SPACE LAND USE POLICIES
Page 17
. In accordance with s. 3.5 of the Aurora official Plan, the following polices recognize the
significance of Open Space areas to the use and enjoyment of recreational activities as well
as to the passive use and enjoyment of the natural environment, within the Y onge Street
South Secondary Plan area of the Oak Ridges Moraine. The following policies shall apply
to Open Space designations on Schedule AA, including a proposed Neighbourhood Park,
linear park linkages, trails, areas of private open space and other areas which are intended
to be preserved in a natural state.
5.1 INTENT
The Open Space resources within the Plan area, whether in public or private ownership, are
intended to maintain the characteristic topography and open, landscaped quality of the Oak
Ridges Moraine; preserve and protect natural features; and maintain the aquifer recharge
function. Council recognizes that the general character of the Town's landscape (and in
particular that of the Oak Ridges Moraine) is a natural resource which is essential to the
well-being of the Town's residents and visitors, and will attempt to maintain and enhance
such landscape characteristics. Designated Environmental Protection Areas and
Environmental Function Areas may be used for passive recreation use where
environmentally feasible. The Plan area provides a unique opportunity to provide for
passive recreational use in a natural setting with significant vistas and views. Public
enjoyment of this environmental resource and connections to significant natural resources
in the broader region will be obtained through provision of linear park and trail linkages
between and through natural features as appropriate.
5.1.1 Permitted Uses
Uses. permitted on lands having an Open Space designation shall be uses which are
primarily accommodated in an open setting with minimal buildings or structures. Areas
designated Public Open Space are primarily intended for active or passive recreation use,
including trails. Areas of Private Open Space may accommodate a specific function such as
a cemetery or a .golf course and are .not usually .intended to be open or accessible to the
public.
5.1.2 Zoning
Land designated for Open Space use will be placed in separate categories in the Zoning By-
law to reflect the specific uses to be permitted. Amendments to the By-law may be site
specific in nature.
5 .1. 3 Open Space Linkages
Lands designated Open Space and Environmental Protection Areas on Schedule AA, as
well as Environmental Function Areas which have been dedicated to the Town, will be
linked wherever possible and environmentally feasible to form a system of connected
natural features both within the Plan area and with other significant natural areas within the
Region and beyond in order to form an interconnected recreational and environmental
system.
Town of Aurora
5.2 PUBLIC OPEN SPACE
Yonge Street South
Secondary Plan Page 18
Lands designated Public Open Space on Schedule AA are owned or proposed for public
acquisition or access by the Town or other public authority and intended for active or
passive recreation.
5.2.1 Land designated Public Open Space shall be acquired and used in accordance with the
policies ofs. 3.5 of the Aurora Official Plan.
5.2.2 Permitted uses in areas designated Public Open Space shall be restricted to the following:
a) Neighbourhood Parks including playing fields, a children's playground and
structures associated with such uses; and
b) Linear open spaces parks, and trail linkages for non-motorized use.
5.2.3 Lands dedicated for parks shall be in a location and condition acceptable to the Town. All
active parks should have frontage on a public road.
5 .2.4 A Neighbourhood Park shall be located in conjunction with any elementary school to be
provided within the Secondary Plan area as shown by symbol on Schedule AA.
5.3 PRIVATE OPEN SPACE
Lands designated Private Open Space on Schedule AA are held in private ownership and
shall not be construed as being open or available to the public. Lands with this designation
include the Aurora Cemetery, the Beacon Hall Golf Course and the Tirnberlane Tennis
Club.
5.3.1 Permitted uses within an area of Private Open Space shall be limited to uses which retain
the site in a primarily open condition.
5.3.2 In order to facilitate the completion of a network of trails through the area as shown on
Schedule DD, Council will endeavour to achieve easements or rights of way indicated
along the boundaries or through areas of Private Open Space.
5.3.3 Within Private Open Space designations, Council may promote measures which will
maintain and enhance the aquifer recharge function of the Oak Ridges Moraine, protect the
topography and landform charaCter representative of the Oak Ridges Moraine, or protect
natural features. Such measures may relate to the treatment of storm water quality or
quantity, use of pesticides or herbicides, control of grading, landscape design, or
protection of environmental features and shall be implemented through site plan and zoning
controls or through such legal agreements as conservation easements or restrictive
covenants, as well as through encouragement of stewardship initiatives.
Town of Aurora
5.4 TRAILS
Yonge Street South
Secondary Plan Page 19
The location of existing and proposed Trails is identified on Schedule DD. The exact
location of proposed trails may be altered without amendment to this Plan.
5.4.1 Wherever possible, identified Trails will be brought into public ownership and designated
as Public Open Space. In some areas, trails may utilize public road allowances, utility
rights of way or easements over private land, including areas designated as Private Open
Space. Nothing in this Plan shall imply that any trail shown on private land is open to
public use until it is acquired, or alternative legal arrangement is made for public access.
5.4.2 Wherever environmentally feasible, trails will be encouraged in locations which link and
provide access within Environmental Protection Areas and Environmental Function Areas.
5.4.3 Trails shall be used for passive recreation, including walking and shall not be designed or
intended for use by motorized vehicles. Cycling, cross country skiing and similar more
intense recreational activities may be permitted and encouraged in certain trail locations but
restricted from other more sensitive areas where there is concern for the impact on the
environment due to vegetative damage, erosion or habitat disturbance.
5 .4 .4 Trails shall be located, designed and maintained in a manner which retains topographic
features, minimizes risk of erosion or other ecological damage, and utilizes natural
materials rather than impervious materials (except where road surface or sidewalks form
trail components).
5.4.5 Wherever possible, public access to exceptional Vistas as identified on Schedule DD shall
be provided by means of Trails.
5.4. 6 Where additional landscaping is desirable along Trails, it shall consist only of native
species.
5. 4. 7 It is the intent of this Plan to secure an alignment for the Oak Ridges Trail which provides
an opportunity to enjoy the Oak Ridges Moraine in its natural setting and minimizes reliance
on access along roads.
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Town of Aurora
Yonge Street South
Secondary Plan
6. ENVIRONMENTAL LAND USE POLICIES
Page 20
The Environmental designations on Schedule AA contain natural features and functions of
significance which are intended to be protected and, where possible, enhanced whether in public or
private ownership. Efforts will be made, where possible, to bring such areas into public
ownership.
6.1 INTENT
The intent of the Environmental Protection and Environmental Function designations on
Schedule AA is to protect and enhance areas containing significant natural features and
functions. The Environmental designations include significant natural features in the
Secondary Plan area which provide a high or moderate environmental function. It should .
be noted that despite the identification of these specific areas and features, these are not the
only lands which may provide an important environmental function. Most of the area
within the Secondary Plan is identified as providing a high ground water recharge function
as shown on Schedule BB. This function is to be maintained, as much as possible, through
natural rather than engineered means in accordance with the provisions of Section 7.
Other less significant treed areas such as non-native plantations contribute to ground water
recharge and are intended, as much as possible, to be retained and encompassed within
development.
The Environmental designations include:
a) Environmental Protection Areas; and
b) Environmental Function Areas.
6.2 GENERAL POLICIES
6.2.1 The Town shall seek the dedication of environmental areas through .transfer of density to
other appropriate lands within the study area. Where the Town chooses not to accept the
dedication of an environmental area, conservation easements will be required to protect the
area in its natural state and provide for public access.
6.2.2 It is not the policy of Council to purchase environmental areas or accept the dedication of
environmental lands as part of the park land dedication requirements under the Planning
Act.
6.2.3 Prior to consideration of development within or adjacent to an Environmental Protection
Area or Environmental Function Area, an Environmental Impact Study shall be
undertaken in accordance with Terms of Reference approved by the Town in consultation
with the appropriate agencies or jurisdictions, as warranted. The Environmental Impact
Study shall define the exact size, significance and extent of the environmental feature. As
a minimum, an Environmental Impact Study shall address the matters set out in Section
11.2.2 .
Town of Aurora
Yonge Street South
Secondary Plan Page 21
6.2.4 The removal, destruction, damage or alteration to the boundary of an Environmental
Protection Area or Environmental Fu;nction Area (except such alteration as is supported by
an Envirollll;lental Impact Study) shall not result in a change to the designation or policies
for these areas, nor qualify such areas as suitable sites for development.
6. 2. 5 Where envirollll;lental features are intentionally removed, destroyed, damaged or altered,
the Town shall use its available powers to require that such areas ·be restored to natural
conditions.
6.2.6 Where Environmental Protection Area or Environmental Function Area lands are dedicated
to the Town, these lands shall be subtracted from the gross development area for purposes
of calculating park land dedication.
6.2. 7 · Ecological buffers shall be provided around each Environmental Protection Area. The
intent of ecological buffers is to provide adequate separation between environmental areas
and adjacent areas used or intended for development. The physical extent of an ecological
buffer will be based on the environmental feature that is being protected and shall be
determined during the preparation of an Environmental Impact Study in accordance with the
provisions of s.ll.2.2. Two common impacts from development are the introduction of
non-native horticultural plants to native woodlands and loss of small mammals and ground-
nesting birds from predation by domestic animals. In such cases, buffers should be wide
enough to provide edge habitat for the non-native plants and hunting territory for domestic
animals. This will not eliminate the impacts to the environmental feature, but may mitigate
them to acceptable levels.
6.2.8 Buffers will form part of the Environmental Area designation which they abut. Buffers
will not form part of the development area. In accordance with s. 3.2.3.b) of this Plan,
residential densities may be transferred from the buffer areas to other lands in the
Secondary Plan area.
6.2.9 Buffer areas shall be left in a natural state and, where possible, augmented with native
species.
6.2.10 In conformity with s. 3.11.1 of the Aurora Official Plan, all private and public development
adjacent to or incorporating Environmental Protection Areas and Environmental Function
· Areas shall be based on Site Plan Agreements whieh reflect the recommendations of an
Environmental Impact Study, including appropriate development agreements and
conservation easements.
6.3 ENVIRONMENTAL PROTECTION AREAS
6. 3 .1 Environmental Protection Areas contain the most significant areas of ecological importance
within the Secondary Plan area. It is Council's intent to acquire such areas or ensure their
preservation through conservation easements.
6. 3. 2 The intent in designating Environmental Protection Areas is to protect ecological structure
and function. In these areas, the quality of the vegetation and/or wildlife is high and should
be protected on its own merits, in addition to the functional value it may have such as
erosion control, wildlife habitat, enhancement of iirliltration, nutrient cycling, etc.
Town of Aurora
Yonge Street South
Secondary Plan
· 6.3.3 Environmental Protection Areas include the following features:
Page 22
a) Environmentally Significant Areas (ESAs) designated by the Lake Simcoe Region
Conservation Authority (LSRCA) for flora, habitat or wildlife reasons, or Areas of
Natural and Scientific Interest (ANSis) (life science) designated by the Ontario Ministry
of Natural Resources (OMNR);
b) all components of evaluated wetlands, plus any contiguous forest or wetland habitat;
c) areas supporting regionally, Provincially or nationally significant plant and animal
species in York Region as designated by the OMNR;
d) woodlands greater than 4 ha in size;
e) significant vegetation communities including mature forests (greater than 100 years of
age);
f) significant wildlife habitat including known deer wintering areas, fisheries habitat and
waterfowl staging areas; ·
g) natural features that are part of the headwaters of the Holland River; and
h) landforms that are especially representative of the Oak Ridges Moraine or Schomberg
Ponding in their form and/or composition (e.g., kettle depressions).
6.3.4 No new development or land alterations shall be permitted in an Environmental Protection
Area except for erosion and flood control works; fish, wildlife or conservation management
measures, or ecologically based restoration or management.
6.3.5 Pedestrian paths and essential public works may be permitted, subject to an Environmental
Impact Study or an Environmental Assessment prepared under the Environmental
Assessment Act, provided that the ecological function for which the area was identified is
maintained and environmental impacts are adequately mitigated.
6.3.6 Removal or significant alteration in the boundaries of an Environmental Protection Area
will require an amendment to this Plan. Changes to the boundaries of an Environmental
Protection Area, due to the conclusions of an approved Environmental Impact Study
conducted in accordance with the provisions of s. 11.2.2, shall not require an amendment
to this Plan.
6.3.7 Existing homes and new homes on lots of record are permitted subject to other policies of
the Official Plan and the provisions of the Zoning By-law.
6.3.8 Where residential density is transferred from an Environmental Protection Area to other
lands within the Secondary Plan area, the Environmental Protection Area shall be dedicated
to the Town at no cost.
6. 3. 9 Land designated Environmental Protection Area will be placed in separate categories in the
Zoning By-law to reflect the relative sensitivity of a given area and specific uses to be
permitted. Amendments to the By-law may be site specific in nature.
6.3.10 The Environmental Protection Area which has been designated northeast of Old
Bloomington Road and Y onge Street is believed to include a kettle feature. If further on-
site investigation in accordance with an Environmental Impact Study reveals that such a
feature is not present, the Environmental Protection Area may be reduced or removed
subject to the recommendations of such Study without amendment to this Plan.
Town of Aurora
Yonge Street South
Secondary Plan
. 6A ENVIRONMENTAL FUNCTION AREAS
Page 23
6.4.1 The Environmental Function Area designation contains natural areas with a moderate level
·of environmental significance but which provide an important environmental function. The
intent in designating Environmental Function Areas is to protect ecological function only.
Many of these areas are located on soils with potentially high infiltration, with treed
vegetation cover. In such instances, the vegetation itself does not have high enough quality
to warrant protection. However, the presence of trees ensures that the soils will not be
graded, compacted or otherwise disturbed, thus preserving their capability to infiltrate
precipitation to the water table. Thus the vegetation plays a role in preserving function.
6.4.2 The Environmental Function Area designation includes:
a) areas that have high potential for groundwater recharge and support predominantly
native forest cover (including early successional areas); and
b) areas that provide potential significant linkage within and outside of the Plan area.
6.4. 3 Development of residential lots or land alterations including pedestrian paths, storm water
management facilities and public works may be permitted in an Environmental Function
Area provided that it is demonstrated, through an Environmental Impact Study, that the
ecological function for which the area was identified is, at a minimum, maintained.
6.4.4 Where an Environmental Function Area is adjacent to lands designated Cluster Residential,
every effort shall be made to retain the area by transferring the residential density from the
Environmental Function Area to the lands designated Cluster Residential. Development
shall not be permitted within such Environmental Function Areas until it has been
demonstrated that it would not adversely impact the function provided.
6.4.5 Deletion of an Environmental Function Area shall not require an amendment to this plan
provided that all other relevant policies of this Plan have been addressed to the satisfaction
of the Town.
6.4.6 Existing homes and new homes on lots of record are permitted subject to other policies of
the Official Plan and the provisions of the Zoning By-law.
6.4.7 Where development is proposed within an Environmental Function Area, a Vegetation
Preservation Plan shall be prepared by a qualified professional and shall include a tree
inventory, an assessment of alternative development options, identification of means of
protecting high quality vegetation during and after construction, and other matters as set out
in Section 11.2.4.
6.4.8 Where residential density is transferred from an· Environmental Function Area to other
lands within the Secondary Plan area, the Town may request that the Environmental
Function Area be dedicated to the Town at no cost. Where it is not dedicated to the Town,
Conservation Easements or other legal agreements shall be required to ensure that the
environmental features and functions of the area ·are protected and maintained and that,
wherever possible, public access is provided.
Town of Aurora
Yonge Street South
Secondary Plan
7. ENVIRONMENTAL MANAGEMENT
Page 24
The following policies shall apply to development throughout the Secondary Plan area as
well as to specific identified sites within the Secondary Plan Area which have inherent
environmental constraints. These areas are designated Environmental Protection and
Environmental Feature Areas on Schedule AA and include the Area of High Infiltration
Potential shown on Schedule BB.
7.1 GROUND WATER MANAGEMENT
The Oak Ridges Moraine (ORM) is amongst the most important aquifer systems in
southern Ontario. From a hydrogeological perspective, the ORM is a regional recharge area
characterized by a hummocky surface and permeable soils which collect and infiltrate
precipitation through a network of channels, tunnels and subterqmean lenses of sand and
gravel into three aquifers at increasing depth beneath the surface. The Upper and
Intermediate Aquifers appear to be connected and supply most domestic water
requirements. The Deep Aquifer supplies muuicipal potable water to the Town of Aurora
and other municipalities within the Region. A portion of infiltrating water is discharged as
baseflow to the headwaters of streams originating in the ORM and is of a quality sufficient
to support a cold water fishery south of V andorf Road in the eastern portion of the area.
These factors highlight the exceptional significance of proper groundwater management
within this area, underlie Provincial interest in the Oak Ridges Moraine, and explain the
identification of most of the area by the Lake Simcoe Region Conservation Authority as
being within an "Environmentally Significant Area" (ESA) identified because it is an
"infiltration area which contributes to a regionally significant groundwater system" and
"contributes to high quality reaches of streams". A water budget analysis indicates that the
Yonge Street South area as presently developed retains sufficient infiltration potential (i.e.
234 mm/yr) to maintain a stable regime that will protect groundwater supply and streams.
7.1.1 It is Council's intent that additional development within the Yonge Street South area will
preserve or enhance the water budget in terms of both quantity and quality in order to
. maintain the significant groundwater recharge function of the area.
7 .1.2 The area of permeable soils related to the identified aquifer recharge function of the
Environmentally Significant Area has been further refined through studies leading to the
preparation of this Secondary Plan as shown on the High Infiltration description of
Schedule BB. The limits of the High Infiltration area shall be more precisely determined at
the time of preparation of Block Plans or development applications in consultation with the
Town and Lake Simcoe Region Conservation Authority through preparation of a
Hydrogeological Study in accordance with the provisions of s. 11.2.5. Proposed new
development shall demonstrate that the current level and quality of infiltration will be
maintained through natural rather than engineered means, to the greatest extent possible.
7.1.3 Stormwater runoff from paved surfaces may contain a wide range of contaminants
including chloride, petroleum, hydrocarbons and metals (such as cadmium, zinc and lead)
which may remain in solution and negatively impact groundwater quality. The Town shall
require that stormwater Best Management Practices be implemented to prevent groundwater
contamination.
Town of Aurora
7.2 FLOOD PRONE AREAS
Yonge Street South
Secondary Plan Page 25
7. 2.1 Flood Prone Areas are identified in the Official Plan in accordance with the mapping and
regulations of the Lake Simcoe Region Conservation Authority and include portions of the
Holland River. Within the Secondary Plan area, such areas lie within an Environmental
Protection Area or area of Private Open Space where no development is intended.
7 .2.2 These areas shall be reflected in a category of the Zoning By-law which precludes
development.
7.3 FISHERIES HABITAT
7.3.1 A Fisheries Habitat area is located in portions of the Holland River watercourse and
identified in the Official Plan. Areas of fish habitat are designated as Environmental
Protection Areas on Schedule AA and protected from development.
7 .3.2 Any future development proposed adjacent to areas of Fisheries Habitat identified in the
Official Plan shall demonstrate through an Environmental Impact Study that there will be no
damage to the fish habitat. Development agreements may also restrict the timing of
construction in the vicinity of fish habitat to reduce potential impacts.
7. 3 .3 Storm water management planning shall take account of the necessity for control of quality
and quantity of run-off, so that damage to fish habitat is avoided.
7.4 LANDFORM CONSERVATION
7.4.1 In accordance with s. 3.11.4 of the Aurora Official Plan, Council recognizes that the Oak
Ridges Moraine feature is considered to be a significant and sensitive landform. However,
it is also recognized that at a local scale, it is feasible to undertake low intensity
development that results in minimal impact to the topography and still preserves that
essential topographic character of the Moraine which forms part of the distinctive character
· of this Secondary Plan area.
7. 4. 2 Where development is proposed within or around landform features that are characteristic
and representative of the moraine (including rolling or hummocky terrain, steep slopes, flat
segments, seasonally wet areas, significant landscapes, views and vistas), a Landform
Conservation Plan as described in s.l1.2.3 shall be prepared during the preparation of a
Block Plan. Where landform features are considered to be highly representative of the
moraine and contribute to the distinctive character of this Secondary Plan area, they shall be
preserved. Features of lesser significance also contribute to the distinct character of the
precinct and shall be retained to the greatest degree possible.
7 .4.3 The preservation of significant representative landform features shall be achieved, wherever
possible, through incorporating them within Open Space designations. Where development
is proposed, grading may be controlled, and clustering of lots or other innovative
development configurations shall be used to maximize retention of landform features.
Permitted development will generally be directed to less significant areas or shall be
required to proceed in a manner which is compatible with the natural landform feature.
Town of Aurora
Yonge Street South
Secondary Plan Page 26
7 .4.4 In order to preserve significant and representative landforms, the Town shall permit and
may encourage the transfer of residential density to other development areas within the
Secondary Plan area and shall secure the preservation of the landform through the
establishment of a conservation easement or other legal agreement.
7 .4.5 Proponents of a plan of subdivision or plan of condominium may also be required to
demonstrate means of protecting the landform in accordance with the provisions of s. ll.5.
7 .4.6 In order to preserve landforms, some flexibility may be exercised in implementing the
Town's and the Region's road standards, where practical.
7 .4. 7 Areas of significant Vistas are intended to be preserved and protected from development
which would encroach on the area or impede the view. Wherever possible, such areas
shall be secured in public ownership and made accessible through public trail linkages.
7 .4.8 A number of prominent Vistas have been identified on Schedule DD. Additional Vistas will ·
be identified during preparation of Block Plans.
7 .4.9 Where areas which are seasonally wet have been identified during the preparation of Block
Plans, to the greatest extent possible, development shall be directed away from these areas
so that they may continue their natural drainage or recharge function. Seasonally wet areas
may form a yard area which is well setback from buildings or other more intensive uses of
the site, or may form part of a common open space area within areas of clustered
development, or may be used as a stormwater management feature.
7.5 KETTLE FEATURES
Kettle features are deep depressions created during the glacial period and are significant features of
the Oak Ridges Moraine.
7. 5 .l Kettle features are to be designated as Environmental Protection Areas.
7 .5.2 Groundwater systems which serve to maintain the hydrology of kettle features, are to be
protected.
7 .5.3 For purposes of these policies, groundwater systelits are defined as any of the following:
• local, shallow groundwater flow from the area immediately adjacent to the kettle
feature;
• shallow perched groundwater flow from within the watershed of the kettle feature;
and/or
• the regional groundwater table in instances where it intercepts the base of the kettle
feature.
7 .5.4 Proponents of development in or near the watershed of a kettle feature shall be required to
undertake appropriate hydrology and hydrogeology studies to demonstrate that the
development will not have a negative impact on any of the groundwater systems.
7 .5.5 Kettle features and their immediate local watershed shall only be used for wildlife or
conservation management, or scientific study.
Town of Aurora
Yonge Street South
Secondary Plan Page 27
7.5.6 Within the watershed of a kettle feature, no new development shall be permitted which
alters the natural shoreline; results in a loss of natural vegetation along the shoreline or fish
and wildlife habitat; adversely affects the natural hydrological characteristics of the lake
including baseflow, water quality, temperature, storage levels or capacity or has any
negative impact on the ecological functions of the feature.
7.5. 7 Prior to approving new development that is demonstrated to contribute groundwater and/or
surface water to kettle features within the amendment area, Council shall be satisfied that
the development shall not have an adverse impact on the water quality or quantity of the
kettle feature.
7.6 VEGETATION PRESERVATION
7 .6.1 In addition to the Environmental Protection Areas and Environmental Function Areas, other
wooded areas are present within the Secondary Plan area including non-native plantations,
hedgerows and early succession communities. These wooded areas, as well as individual
trees, can be of environmental benefit, and require recognition and consideration in the
detailed planning for the development of land uses designated by Schedule AA. Although
such areas do not require development to be precluded, it is the intent of the Town to retain
vegetated areas of good quality wherever feasible.
7.6.2 Woodlots are subject to the provisions of the Regional Tree By-law as amended from time
to time.
7 .6.3 Where development is proposed within an Environmental Function Area or other wooded
areas, it is intended that development be designed and carried out in a manner which
maintains the wooded areas as a protected amenity within the development area, and that
construction activities, lot patterns, road locations and building footprints will be controlled
as necessary to maintain the ecological function of the feature and as much of the wooded
area as possible.
7 .6.4 When assessing a development application, the Town may request that other wooded areas
be identified through a Vegetation Preservation Study described in s. 11.2.4 which shall
. assess the location and quality of trees and vegetation, and assist in ·organizing -land uses
and development patterns to retain good quality trees wherever possible.
7 .6.5 The Town shall encourage, that wherever possible and environmentally feasible, other
wooded areas are contained within open space linkages and are used to link Environmental
Protection Areas, Environmental Function Areas and other areas of open space.
7 .6. 7 In considering applications for development, the Town may request an applicant to enter
into an agreement providing that only such trees as directly impede the approved
construction of buildings and services may be destroyed and the applicant may be required
to replace them, in reasonable amount, by trees of sufficient maturity to enhance the
appearance of the development at completion. Alternatively, such agreement may attach a
specific Vegetation Preservation plan and require development in compliance with that plan.
7 .6.8 Council shall strive to protect soil erosion. Such protective measures include the
requirement of a permit under the Aurora Topsoil Preservation By-Law before any
vegetation or soil may be removed, and co-operation with the Region in enforcement of the
Tree By-law to prevent wooded areas from being removed.
Town of Aurora
. 7.7 STEWARDSHIP POLICIES
Yonge Street South
Secondary Plan Page 28
The successful protection, management and restoration of natural systems requires involvement of
many different parties, including the co-operation and assistance of residents and developers. If
left alone, most natural areas would maintain and restore themselves but can become severely
degraded from excessive ad hoc usage. A collaborative effort is necessary to protect and maintain
natural areas. Council views stewardship as an opportunity for individual landowners and groups
of area residents to work together. In most cases, private landowners wish to be good stewards of
their land, maintaining it with pride, and cherishing the qualities of natural features. Involvement
of the community can increase individual knowledge of healthy environmental practices, restore a
connection between people and the landscape, add to community identity, and increase respect for
the natural systems which ultimately sustain us.
7. 7 .I The Town shall work with resident groups to develop a landowner contact program which
would include distribution of information packages on the Oak Ridges Moraine as well as
meetings to discuss possible means of co-operation on management of the natural areas.
7. 7.2 The Town, in collaboration with land developers, shall develop and distribute to all home
purchasers within the Secondary Plan area, a 'landowner information guide' which
describes the value and importance of the Oak Ridges Moraine, the impact homeowner
activities can have on natural areas, and steps which can be taken to minimize such impacts.
7.7.3 The Town shall encourage residents and golf course management to reduce the use of
pesticides, herbicides and fertilizers.
7. 7.4 The Town shall encourage the golf course and other land owners to maintain a naturalized
vegetated or forested buffer along the shoreline of the tributaries of the Holland River.
7. 7.5 The Town shall encourage a programme of tree planting and preservation on private lands
so that all areas are provided with a sufficient number of trees to maintain a high standard
of amenity, as well as to foster infiltration and soil conservation .. In addition, the Town
shall encourage private landowners to avoid planting invasive non-native plant species.
7. 7. 6 The Town shall explore opportunities for local stewardship of publicly owned natural
features by neighbouring residents, resident associations, and environmental groups similar
to an adopt-a-park program. Opportunities for local initiatives may include monitoring,
trail maintenance, tree planing, field work, restoration, policing and education. Particular
efforts shall be made to involve local schools in such stewardship efforts.
7. 7. 7 In carrying out municipal works, the intention of the Town is to avoid unnecessary
destruction of vegetation. Where trees must be destroyed to accommodate the works, they
shall be replaced by native trees, where possible, sufficient in number and size to enhance
the appearance of the works at the time they are completed.
7. 7.8 When considering applications for development within established areas, the Town may
request that the applicant enter into an agreement whereby only such trees as directly
impede the construction may be destroyed and the applicant may be required to replace trees
of sufficient maturity to retain or enhance the appearance of the property.
7. 7.9 The Town may undertake a demonstration project in a local park to naturalize a portion of
the park and provide education displays on the value and importance of naturalizing areas.
Town of Aurora
Yonge Street South
Secondary Plan Page 29
8. COMMUNITY IDENTITY, HERITAGE AND URBAN DESIGN
The Y onge Street South Secondary Plan area provides a respite from more intense urban
development, allowing the rolling topography and natural landscape quality of the Oak Ridges
Moraine to prevail within a setting of low intensity human activity. The area has been largely
developed with estate and clustered residential development which has retained topographical
features, wooded areas, and large preserves of open space thus providing a distinctive identity
within the Town.
Heritage resources consist of both built and natural resources which have played a part in the
development of the Town and are a reminder of its history and evolution. In particular, the stream
corridors, forested areas and hummocky terrain remain as significant remnants of the natural
features within the Town, while the Aurora Cemetery, former De La Salle College and other
historic buildings bear testimony to the human history within the area. Archaeological resources
may also be found that will contribute to this record. The sensitive integration of limited additional
development within the established character will be guided by urban design and policy provisions.
B. 1 COMMUNITY IDENTITY
8.1.1 The Yonge Street South community is a distinctive preserve within the Town of Aurora and
is intended to retain its low intensity, landscaped character in order to provide visual relief
from more intense forms of urban development, and to preserve and enhance the
environmental amenity that is provided to the Town and wider region.
8.1.2 The significant environmental features, natural areas and topography of the Oak Ridges
Moraine shall be preserved and enhanced as a fundamental component of the identity of the
Yonge Street South area.
8.1.3 Areas currently developed with large, estate residential lots on private services are intended
to be retained and to continue to accommodate low intensity residential use in harmony with
the natural environment. New development shall reflect the established heights, massing
and landscape quality found in the area and shall be integrated in a sensitive manner within
the natural environment and alongside the established residential fabric.
8.1.4 The area has developed with scattered clusters of development set within environmental and
open space preserves. This pattern is intended to continue with local roads providing a
linkage to the arterial road system but not intended to provide a continuous route through
the community.
8.1.5 To preserve the quiet character of existing low intensity development, connections shall be
discouraged between existing local roads providing direct access to estate lots and new
public or private roads or driveways providing access to development which involves a
significant number of residential units, a more intense, or a different land use that will
introduce increased levels of traffic. Where a connection cannot be avoided, it may be
limited to a minor, secondary, or emergency access for new development rather than the
principle means of access.
8.1.6 Connection within the area shall be provided through natural open space areas, linear
parks, trails and pedestrian linkages.
Town of Aurora
Yonge Street South
Secondary Plan Page 30
8 .1. 7 The existing and planned low density and intensity of development is not expected or
intended to generate a demand for such additional services within the area as commercial
facilities, major institutions, social services, or local transit internal to the area.
8.1.8 Council does not consider industrial, commercial or intensive institutional facilities to be
compatible with the low density, environmentally prominent identity of this portion of the
Town due to the visual and functional impact which is characteristic of such land uses,
including: required grading, extensive parking and building coverage and related traffic
generation.
8.1.9 Yonge Street is a major gateway to the Town and a central focus for the Yonge Street South
community. The height, massing and setback of buildings along Y onge Street,
landscaping, streetscape treatment and entrance locations shall be in keeping with the
intended character of the area and shall be further described in the Urban Design Guidelines
contained in s. 8.3 and further elaborated in Appendix A.
8.2 HERITAGE
8.2.1 It is Council's intention that heritage features, sites or structures shall be preserved and
enhanced within the Y onge Street South area and that development proposed on related
sites shall be massed, situated, designed or landscaped to respect and enhance the visual
and contextual relationships that are important to retention of the heritage amenity.
8.2.2 The Aurora Cemetery, including the House of the Dead and the Keepers House, are
heritage resources of significance within the Town. All proposed development abutting the
Aurora Cemetery site shall have regard for maintenance or enhancement of the visual
character and quiet amenity related to this site, as well as the potential impacts of drainage
of adjacent areas.
8.2.3 Council supports the preservation and enhancement of the former De La Salle College and
the related tree-lined trail known as Monk's Walk as identified heritage resources of historic
and social significance to the Town. Proposed development abutting these resources shall
have regard for the visual relationship of the former De La Salle College to Y onge Street
and to means of preserving the amenity of Monk's Walk as a tranquil, tree-lined pedestrian
trail.
8.2.4 In consultation with the Local Architectural Conservation Advisory Committee, any future
development of the Y onge Street portion of Beacon Hall Golf Course shall consider means
of preserving the historic Beverley farmhouse and sensitively integrating it within the
Y onge Street context of the site.
8.2.5 A number of properties along Yonge Street have been identified for their architectural or
historic significance. Future development of the Yonge Street corridor shall occur in
consultation with the Local Architectural Conservation Advisory Committee and shall
investigate means of maintaining as many of these structures as is considered advisable and
feasible.
8.2.6 Where archaeological resources are identified, these shall be assessed, catalogued or
preserved in accordance with the requirements of the Ministry of Citizenship, Culture and
Recreation in accordance with licensing and resource conservation requirements.
Town of Aurora
8.3 URBAN DESIGN
Yonge Street South
Secondary Plan Page 31
8.3.1 Within the Yonge Street South area, urban design shall emphasize the sensitive visual and
functional integration of buildings and structures into the natural setting of the Oak Ridges
Moraine in a manner that blends with, protects, and enhances the important features and
functions of this significant environment.
8.3.2 The location, height, size and massing.of all proposed infrastructure and development will
be designed to be visually unobtrusive and compatible with the landform and landscape
character, and with the existing low intensity character of development within the area.
8.3.3 In order to protect the visual character, amenity and function of the natural environment,
controls may be placed on grading; construction and design of driveways, roads, parking
areas or pedestrian routes; design of storm water facilities and related infrastructure, lighting ·
or signage. All these facilities may be limited in location or extent.
8.3.4 Location of buildings, individual lots or clusters shall be encouraged to complement the
natural landscape, vegetation, and adjacent heritage features in addition to respecting the
spacing, landscaping and open space amenity of existing development.
8.3.5 Additional landscaping shall be required:
a) in areas which are deficient in vegetation;
b) where buffering is required to screen facilities or more intense land uses;
c) to augment natural features or functions; or
d) as a means of providing a landscaped transition from existing areas of lower density.
8.4.6 To preserve and enhance the distinctive historic, low intensity, environmentally prominent
identity of this portion of Y onge Street as the central corridor of the Y onge Street South
community and as a principal approach to the more urban core of the Town, buildings shall
be set back a minimum of 60 metres from the centreline of the road and other elements of
development related to the use and perception of lands within or abutting the roadway will
be guided by the provisions of the Urban Design Guidelines contained in Appendix A,
including:
a) building height, massing;
b) landscape treatment; and
c) location of parking areas.
8.4.7 In accordance with the Urban Design Guidelines contained in Appendix A, it is Council's
intent to provide a distinctive gateway comprised of natural elements on both sides of the
intersection of Y onge Street and Bloomington Road to mark this significant entrance into
the Town and to the Yonge Street South community.
8.4.8 In order to facilitate the safe and convenient travel of pedestrians along both sides of Yonge
Street, Council in co-operation with the Regional Municipality of York intends to develop a
lighted path compatible with the character of the area and sensitive to the environment, in
accordance with the more detailed provisions of the Urban Design Guidelines.
8.4.9 At the intersection of Elderberry Trail and Yonge Street, extensive treed areas shall be
retained, and bermed and landscaped areas created, in order to ensure that the natural
environment continues to form the dominant character at this gateway to the existing estate
community.
Town of Aurora
Yonge Street South
Secondary Plan
9. TRANSPORTATION POLICIES
Page 32
The Y onge Street South Secondary Plan area is bounded by Bayview Avenue, Bloomington Road
. and Bathurst Street which are arterial roads under the jurisdiction of the Region. Yonge Street, the
central transportation spine of the community is also an arterial road under the jurisdiction of the
Region. Industrial Parkway and V andorf Road are Major Collector roads under the jurisdiction of
the Town.· The remaining boundary is the CNR line on the west which provides GO service
between Newmarket and Toronto including a station in Aurora. Development within the area has
been by means of local roads which generally do not form an interconnected system through the
precinct. There is no collector road system and such a system is felt to be unnecessary within this
low density, environmentally sensitive precinct.
9 .l.l It is the intent of this Plan to provide a transportation network that offers ease of travel .
within and around the community in a manner that is compatible with the intended low
density character of the area and with the environmental sensitivity of the Oak Ridges
Moraine.
9.1.2 New development will be served by local roads which will take access primarily from the
arterial road system at locations satisfactory to the Regional Municipality of York. The
location of required roads will be determined during the preparation of Block Plans as
indicated on Schedule CC.
9 .1.3 No new road connections to existing local roads shall be permitted which would
significantly increase current levels of traffic.
9 .1.4 The Town supports the installation of new traffic signals on Y onge Street within the
Secondary Plan Area to create breaks in the traffic flow which will facilitate access onto
Y onge Street and to provide controlled locations for pedestrians to cross the street.
9.1.5 The level of development intended for the Yonge Street South area will not support an
internal transit system. In determining locations of housing clusters and pedestrian
linkages, proximity and accessibility to the arterial road system will be considered. in order
that the majority of new residents will be within 500 metres of an arterial road which has or
may in future be provided with, local or inter-regional transit service.
9 .1.6 Pedestrian linkages within and between development areas, community facilities, and the
open space system will be encouraged. Provision for pedestrian movement along Y onge
Street shall be provided in accordance with the provisions of s. 8.4.8.
9 .l. 7 Development within 300 metres of a railway line shall be required to meet noise, vibration
and safety requirements of the CNR or its successor in title.
9.1.8 The location of future points of access from development blocks to the arterial road grid is
shown on Schedule CC. Such locations may be refined or altered during the preparation of
a Block Plan, subject to approval of the Region or other authority having jurisdiction over
the arterial road.
Town of Aurora
Yonge Street South
Secondary Plan
1 0. DEVELOPMENT POLICIES & GENERAL MUNICIPAL
POLICIES
10.1 MASTER SERVICING STUDY
Page 33
1 0.1.1 As a component part of this Secondary Plan, a Master Servicing Study has been prepared to
assess the detailed design requirements, phasing and costs for the following matters to the
satisfaction of the Town of Aurora and the Regional Municipality of York:
a) Water supply and distribution; and
b) Sanitary sewage.
1 0.1.2 This Master Servicing Plan has been prepared in consultation with the Region prior to
approval by the Town. The methodology for assessing the appropriate financial
contribution for particular development areas as defined in the Master Servicing Plan shall
be incorporated into a Regional and Town Development Charge Study related to the Y onge
Street South area.
10.2 DEVELOPMENT CHARGES AND FINANCIAL AGREEMENTS
10.2.1 It is a requirement of this Plan that the costs of all services, roads, and other facilities
within a proposed development necessary to serve that development shall be borne by the
proponent. As a condition to the draft approval of a plan of subdivision, plan of
condominium or a consent application, the proponent developer shall enter into an
agreement with the Town and, if required, the Regional Municipality of York, to provide
for the construction of such works within the development.
1 0.2.2 The costs for services, road improvements and other facilities external to the development
shall be provided for in accordance with the Development Charges Act and applicable
sections of the Planning Act. The Development Charges By-Law of the Regional
Municipality of York provides for the external services, roads and other facilities under
. Regional jurisdiction which are· required to serve the development· contemplated by this
Plan, and may be reviewed and updated as required from time to time.
10.2.3 The Development Charges By-Law of the Town of Aurora shall be amended in order to
provide for the external services, roads and other facilities under Town jurisdiction which
are required to serve the development contemplated by this Plan.
1 0.2.4 Where development of a site occurs by means of plan of subdivision or plan of
condominium, the draft approval conditions shall specify that fmancial or development
agreements are to be executed prior to final approval of any plan of subdivision or
condominium.
1 0.2.5 These agreements may incorporate front-end financing, accelerated development charge
payments and/or services-in-lieu provisions under the authority of the Development
Charges Act or other applicable legislation and may also contain provisions relating to the
conveyance of land for park purposes to the Town or cash-in-lieu payment, in accordance
with The Planning Act and conservation easements, restrictive covenants or other legal
Town of Aurora
Yonge Street South
Secondary Plan Page 34
mechanisms to ensure that land from which density has been transferred remains
undeveloped and environmental features or functions are preserved.
10.2.6 Where development is proceeding by means other than a plan of subdivision or plan of
condominium, applicable agreements shall be required to be executed as a condition to the
equivalent approval, as the case may be, of a:
a) zoning by-law amendment;
b) removal of a holding provision from the by-law;
c) site plan approval;
d) consent.
1 0.2. 7 Agreements shall be registered against the land to which it applies, and the Town or Region
shall enforce the provisions thereof against current and subsequent owners of the land.
10.3 FUNCTIONAL SERVICING PLAN
10.3.1 In accordance with the requirement of section 11.1.2, a Functional Servicing Plan shall be
prepared as a component of the approval of a Block Plan. No development shall occur
within the Y onge Street South Area, without the preparation of a Functional Servicing Plan
to the satisfaction of the Town. The only exception to this provision will be limited infill
approved by consent within an Estate Residential designation.
10.3.3 A Functional Servicing Plan must conform to the Master Servicing Plan and shall
demonstrate the feasibility of providing the following facilities and works to appropriately
serve the Block Plan area. It may be necessary to investigate lands beyond the boundaries,
as is appropriate, to properly plan the following servicing facilities and works forming
components of the Functional Servicing Plan:
a) Water supply and distribution;
b) Sanitary sewage system;
c) Storm water management provisions, in accordance with an approved Storm Water
Management Report as outlined in s. 10.5 and s. 11.2.6;
d) Location of local roads and access to the arterial road system;
e) All other utilities, which shall be located underground wherever possible;
f) Locations for Canada Post centralized mail delivery systems; and
g) Other necessary works as required by the Municipality.
10.3.4 The Functional Servicing Plan shall be reviewed by the appropriate governing authorities
prior to approval by the Town.
10.3.5 A development application for draft plan of subdivision or other development approval
shall be accompanied by a report demonstrating conformity with the Functional Servicing
Plan for the respective Block. ·
Town of Aurora
Yonge Street South
Secondary Plan
10.4 PRIVATE SEWAGE SYSTEMS
Page 35
10.4.1 The existing development in the Estate Residential designation is serviced by private
sanitary sewage disposal systems. Such private systems shall conform with the standards
and requirements of the Ministry of the Environment and its agent, the Regional
Municipality of York.
10.4.2 Future development on private services within the community is generally not permitted by
this Plan. The policies applicable to the Estate Residential designation allow new
development on private sanitary sewage disposal systems to be considered only on the
basis of infilling or completing established development, primarily on Ridge Road. Any
such development proposal shall be required to undertake hydrogeological and other
technical studies relating to soil condition, groundwater, and the suitability of the area for
septic tank systems and tile beds. Such detailed studies are to determine, among other
matters, whether the lot is of a size which would be acceptable for the accommodation of a
private disposal system. Any such proposal shall be subject to the approval of the
appropriate authority.
1 0.4.3 It is not intended that areas currently designated Estate Residential will be retrofitted with
municipal water or sewer. If such retrofitting becomes desirable or necessary, it shall be
considered in the context of the policy provision contained ins. 3.2.6 of this Plan.
10.5 STORM WATER DRAINAGE
10.5.1 All new development shall be provided with storm water management practices and
facilities sufficient to control storm water run-off in an efficient, economic and
environmentally sound manner designed to preserve the hydrogeological function of this
portion of the Oak Ridges Moraine.
10.5.2 The preparation of a Functional Servicing Plan, as required by subsection 10.3, shall
include a Storm Water Management Report, prepared by a professional engineer on a sub-
watershed basis in order to take account of all drainage areas affected by the proposed
development. Among other requirements, the following shall apply:
a) Studies shall address methods of draining individual lots in a manner that provides
maximnm groundwater recharge in accordance with the established water budget
and may include a variety of Best Management Practices. Studies shall also address
methods of controlling erosion and sediment during and after construction, and the
location and registration of any easements required for storm drainage purposes;
b) Studies shall be prepared in consultation with the Town, and in accordance with the
requirements of the appropriate authorities having jurisdiction;
c) Due to the environmental sensitivity of the area, methods of storm water disposal
are to be designed to minimize any negative impact on the aquifer recharge function
of the Oak Ridges Moraine and the health of natural areas including areas of fish
habitat and may require non-traditional methods of disposal; and
d) Stormwater retention areas should be located adjacent to areas of open space or
parkland and designed in a manner which is sensitive to the environment and is
cognizant of the safety of children and other members of the public who may be
utilizing adjacent areas.
Town of Aurora
10.6 PHASING
Yonge Street South
Secondary Plan Page 36
l 0.6.1 Development permitted by this Plan shall proceed in an orderly and logical sequence, so
· that extensions or improvements of roads and services are made available in a timely and
efficient manner. By co-ordinating the provision of needed infrastructure with the
development approval process, those facilities required to satisfy the needs of the new
development for servicing capacity, road access and transportation capacity shall be
concurrently provided.
I 0.6.2 Development permitted by this Plan shall proceed by plan of subdivision, plan of
condominium, rezoning approval or other development application only when the
municipal water supply and distribution facilities, municipal sanitary sewer services and
storm drainage facilities, required by this Plan are available or will be made available in
sufficient capacity to serve the subdivision or development application under consideration.
10.6.3 The new facilities, extensions or improvements which would rectify the deficiencies shall
be identified together with relevant information as to their anticipated availability and
timing.
I 0.6.4 As appropriate, approval of such subdivision or development application shall be
considered premature pending the completion of actions which would rectify the
deficiency, or alternatively, may be subjected to conditions of approval. Such conditions
include holding provision by-laws or other measures which would ensure that the
development, or portion thereof, for which a deficiency has been identified would not be
permitted to proceed prior to the completion of the works necessary to rectify the
deficiency.
10.7 BUFFERING AND COMPATIBILITY POLICIES
10.7 .I Buffering requirements shall apply to the development of differing adjacent land uses, or
the impacts of transportation facilities where there is the potential for environmental hazard,
nuisance, or other forms of incompatibility, and shall include the following measures:
a) Control on the location, orientation and design of buildings, vehicular and
pedestrian circulation routes, outside storage, lighting, parking, loading, structures,
signs, works and other service areas so as to minimize detrimental effects;
b) Maintenance of sufficient acoustic, vibration, visual and other buffering through the
establishment and maintenance of adequate separation distances, vegetation
barriers, and works such as walls, fences, screens and landscaped berms;
c) Consideration of visual conditions, where proposed development may adversely
affect the aesthetic quality of adjacent areas, in order to identify how the aesthetic
quality of the area will be affected and the methods which would be employed to
minimize adverse impacts;
d) Conformity with the regulations of any Federal or Provincial ministry or agency
having jurisdiction; and
e) Conformity with required buffers pursuant to an Environmental Impact Study.
Town of Aurora
11. IMPLEMENTATION
Yonge Street South
Secondary Plan Page 37
It is intended that this Secondary Plan will be implemented through successively more detailed
studies and plans related to specific areas of development. The location of local roads, boundaries
of significant landform features and environmental areas, hydrogeological analysis and methods of
servicing will be determined during the preparation of Block Plans for individual development
areas defined on Schedule CC. Such analysis will be to a level sufficient to determine a specific
pattern of development, natural areas to be preserved, location of trails and community
infrastructure,. and means of servicing in an environmentally sound manner. Depending upon the
constraints of a specific area, the number of landowners and the level of detail for each property
which is provided in the Block Pan, more detailed studies and analyses will be required to
accompany development applications such as plans of subdivision or condominium. The approach
is intended to permit development within a Block Plan area composed of multiple ownerships
where development may occur at different times or in a somewhat different format. By requiring
that fundamental matters of common interest are addressed at the Block Plan stage, other more
detailed site issues may be addressed at the time of development of a specific site.
The following section provides detailed policy provisions with respect to additional studies and
plans which will be required in order to refine locations and types of new development so that a
compatible integration of new uses within both the natural environment and established
development patterns in the Y onge Street South Planing Area can be achieved.
11.1 BLOCK PLAN REQUIREMENTS
11.1.1 Prior to approval of any development application within an area identified as being within a
Block Plan on Schedule CC, a Block Plan at a minimum scale of 1:2000 must be prepared
by development proponents in consultation with the Town and appropriate agencies, and
approved by the Town indicating:
a) existing topography at 1 metre contour intervals;
b) location of new public or private local roads;
c) location of intersections with existing arterial roads to the satisfaction of the
appropriate Region or Townjurisdiction;
d) boundaries of landform features, Environmental Protection and Environmental
Function areas;
e) boundaries of significant vistas;
f) locations of proposed parks and trails;
g) location and size of any potential residential clusters and areas of common open
space;
h) identification of any existing or proposed non-residential uses;
i) areas of archaeological potential as identified by a qualified archaeological
consultant;
j) means of servicing as supported by a Functional Servicing Plan;
k) identification of a water budget, through a supporting Hydrogeological Study; and
1) consideration of the interface with adjacent areas which contain an Environmental
Protection Area or an Environmental Function Area, or have developed for a less
intense use; and means of screening or buffering such environmental feature or less
intense land use.
Town of Aurora
Yonge Street South
Secondary Plan Page 38
11.1.2 As part of the supporting documentation, prior to the approval of a Block Plan for areas
indicated on Schedule CC, the following studies shall be required:
a) a Functional Servicing Plan in accordance with s. 10.3;
b) a Landform Conservation Study in accordance with s. 11.2.3; and
c) a Hydrogeological Study in accordance with s. 11.2.5.
11.1.3 Development of a Block Plan shall involve consultation with affected property owners
within the respective Block. Wherever possible, a co-operative approach which includes a
sharing of responsibilities and costs of supporting studies amongst those landowners
having development potential shall be encouraged by the Town.
11.1.4 Block C contains a number of small property ownerships and is oriented to two different
roads, Y onge Street and Old Bloomington Road. The Town may consider the preparation
of more than one Block Plan for this area provided that it is satisfied that:
a) road entrances and provision for road and trail linkages within the entire Block C
area have been adequately addressed;
b) the ultimate extension of municipal water and sewer services to the entire Block C
area has been adequately considered and will not be impaired;
c) stormwater drainage and continued hydrogeological function of the entire Block C
area has been considered and can be adequately addressed;
d) there will be no adverse impact on landform features and vistas in the remaining
portions of Block C;
e) there will be no adverse impact on Environmental Protection Areas or
Environmental Function Areas within the reduced Block Plan area or adjacent to it;
and;
f) the policy provisions of s. 11.1.1 and 11.1.2. will be satisfied.
11.1.5 Within Block E, north of Elderberry Trail, as shown on Schedule CC, it is intended that the
primary entrance for new development shall be from Y onge Street and that any access to
Elderberry Trail shall be a secondary or minor entrance to restrict levels of additional traffic
being introduced· onto this local road, in accordance with the provisions ofs. 9.1.3.
11.2 SUPPORTING STUDIES
The following section describes Studies which are required in the preparation of a Block Plan, or
prior to approval of a more specific development application or rezoning.
11.2.1 The Town may request a peer review of any supporting study and the reasonable cost of
such peer review shall be borne by the proponent.
11.2.2 Environmental Impact Study
Where required, an Environmental Impact Study (EIS), shall be prepared to the satisfaction
of the Town, the Region and the appropriate Conservation Authority or other authority
having jurisdiction, and shall at a minimum:
a) identify the limits of Environmental Protection Areas (EPAs) and Environmental
Function Areas (EFAs);
Town of Aurora
Yonge Street South
Secondary Plan Page 39
b) provide a comprehensive description of EPAs and EFAs including inventory of all
flora, vegetation and wildlife,
c) evaluate the quality and significance of the environmental feature with respect to
disturbance, biological diversity, etc., in a local and regional context;
d) identify any local, provincial or nationally significant components that occur in the
feature; ·
e) describe the ecological functions (e.g., linkage, erosion control, wildlife habitat,
headwater protection, etC.) that the environmental feature provides;
f) describe the proposed development including conceptual servicing and stormwater
management;
. g) describe the relationship of EPAs and EFAs to proposed development with respect to
potential impacts to vegetation, wildlife, in terms of impacts to both structure and
ecological function;
h) demonstrate if, how and where development can proceed without negative impact to
EPAs and EF As;
i) describe negative impacts and any proposed mitigation of impacts, including buffers;
j) identify net environmental impacts; and
k) have regard for Provincial Policy Statements, and the Oak Ridges Moraine (Interim)
Implementation Guidelines.
11.2.3 Landform Conservation Study
A Landform Conservation Study shall be prepared to the satisfaction of the Town including
the following information:
a) identification of topographic contours;
b) the opportunities and limitations posed by the area with respect to landform
conservation;
c) slope and soil analysis including erosion potential;
d) identification of the toe and crest of each significant slope;
· e) inclusion of all landscape units and visual character elements;
f) identification of natural edges of vistas;
g) lotting or design alternatives to ensure the protection and enhancement of the landform
and natural topography; and
h) a description of recommended construction practices and how such practices comply
with Provincial requirements on sedimentation and erosion control.
11.2.4 Vegetation Preservation Study
A Vegetation Conservation Study, carried out by a professional arborist, shall include an
inventory of trees and shall:
a) identify individual trees or wooded areas which because of their location, age or species
are worthy of protection;
b) describe methods to protect identified trees or wooded areas during construction;
Town of Aurora
Yonge Street South
Secondary Plan Page 40
c) recommend appropriate lotting and development patterns, including building envelopes,
in order to encourage substantial tree retention in yard and setback areas; and
d) include a plan for restoration and enhancement of any significant identified trees and
wooded areas which are destroyed or removed.
11.2.5 Hydrogeological Study
A Hydrogeological Study is intended to determine infiltration/runoff targets and to maintain
a water budget; to preserve and enhance water budgets in order to maintain groundwater
recharge; and to prevent groundwater contamination by implementing stormwater Best
Management Practices. A Hydrogeological Study shall:
a) demonstrate to the satisfaction of the appropriate authorities having jurisdiction that
the proposed development preserves the hydrogeological recharge function of the
area. Submitted hydrogeological studies shall be publicly available to proponents,
reviewers and consultants.
b) extend at least 500 metres beyond the study area boundary and include the
following matters:
i) assessment of soil types;
ii) assessment of off site impacts;
iii) potential well interference; and
iv) reasonable use policies, where applicable, in accordance. with Federal,
Provincial, Regional and Town procedures.
11.2.6 Stormwater Management Report
Prior to initiation, Terms of Reference for Storm Water Management Reports shall be
prepared to the satisfaction of the Town of Aurora. At a minimum such reports shall:
a) review the local topography, soils and geology of the subject area;
b) identify existing drainage patterns and delineate drainage areas;
c) identify external drainage sources and other off-site drainage constraints;
d) identify the proposed drainage patterns of the subject area including proposed major
and minor drainage systems; · ·
e) conduct hydrologic analyses to determine pre-development and post-development
runoff rates;
f) define storm water .management requirements necessary to meet water quality,
erosion and flood control standards;
g) assess the existing water budget and determine the groundwater recharge function
provided by the site;
h) define infiltration requirements with respect to groundwater quality and quantity,
necessary to maintain the existing groundwater recharge functions;
i) identify, screen and evaluate alternative management practices based on guidelines
provided in the MOE Storm water Practices Planning and Design Manual;
j) recommend the preferred stormwater management actions necessary to meet any
infiltration requirements;
k) recommend the preferred form of any stormwater management facilities necessary
to meet water quality, erosion and flood control targets; and
I) provide preliminary design of the stormwater management facilities including size,
location and operational characteristics.
Town of Aurora
11.3 SUBDIVISION CONTROL
Yonge Street South
Secondary Plan Page 41
The following information and Studies will be required to be submitted in support of any proposed
Plan of Subdivision or Plan of Condominium.
11.3 .I In addition to the requirements of the Planning Act, plans of subdivision or plans of
condominium within the Plan area must include:
a) mapping at a minimum scale of 1:1000 showing existing grades at minimum 1.0
metre intervals, vegetation cover, landform features, water courses and seasonally
wet areas;
b) soil characteristics and ground water levels;
c) location of any sewage disposal, septic tank, tile fields, wells, storm drainage or
storm water facilities on the site or adjacent to the site;
d) location of any existing and all proposed buildings, parking areas and driveways;
and
e) any proposed alteration to grades or vegetation.
11.3.2 In considering plans of subdivision the Town shall require, as appropriate, the following
studies or reports prepared by experts qualified in the field and approved by the Town,
Region or authority having jurisdiction:
a) an Environmental Impact Study of all Environmental Protection Areas and
Environmental Function Areas within the subject plan area;
b) a Vegetation Preservation Plan;
c) a Landform Conservation Plan (or demonstrated conformity with the Land
Conservation Plan prepared during the approval of the Block Plan) which
demonstrates preservation of landform features;
d) a Functional Servicing Plan (or demonstrated conformity with the Functional
Servicing Plan approved in support of the respective Block Plan) including
stormwater management practices;
e) a Hydrogeological Study (or demonstrated conformity with the Hydrogeological
Study approved during the approval of the Block Plan) including maintenance of
the water budget to preserve hydrogeological function and groundwater infiltration;
f) in an area where archaeological potential has been identified during the preparation
of a Block Plan, a proponent shall carry out an archaeological resource assessment
of the subject property prior to the issuance of a letter from the Ministry of
Citizenship, Culture and Recreation to the approval authority indicating that all
archaeological resource concerns have met licensing and resource conservation
requirements;
g) a proposed grading plan which illustrates proposed topographic change as a result
of grading; and
h) any other study reasonably deemed necessary by the Town or other public agency
to address a specific concern with respect to the site
11.3.3 Except as provided in the existing Estate Residential designation, all lots must be provided
with municipal services.
Town of Aurora
Yonge Street South
Secondary Plan Page 42
11.3.4 All lots shall be well proportioned and be of an appropriate size and shape relative to the
proposed land use, topography, environmentally significant features, and the characteristics
of related areas.
11.3.5 No part of any lot subject to the danger of flooding, subsidence or erosion, or having
topographic or other significant environmental constraints shall be used in calculating the
rninimnm net lot area.
11.3.6 All lots shall have appropriate frontage upon and access to a public road of a standard of
design, construction and maintenance that is appropriate for the volume of traffic it must
carry and the accesses to it.
11.3. 7 Where areas which are seasonally wet have been identified, to the greatest extent possible,
development shall be directed away from such areas so that they may continue their natural
drainage or recharge function. Such areas may form a yard area which is well setback from
buildings or other more intensive uses of the site, or may form part of a common open
space area within areas of clustered development, or may be used as a stormwater
management feature.
11.4 ZONING BY-LAWS
11.4.1 Implementing By-laws
This Plan shall be implemented by the passage of Zoning By-laws pursuant to The
Planning Act and in compliance with the provisions of this Plan, including the following:
a) No Zoning By-law or Zoning By-law amendment, except a Holding Provision
By-law related to s. 10.6.4 or a by-law pursuant to Section 34(5) of the Planning
Act, shall be enacted until adequate services to meet the needs of the development
proposed by the By-law or By-law amendment are available.
b) No provision of this Plan shall be deemed to require the Council to implement
forthwith the designated uses and development contemplated by this Plan for any or
all of the lands affected.
11.4. 2 Holding Provision By-law
The Town may zone lands in a manner which includes a holding symbol "(H)" in
conjunction with a specific zoning category. This approach would enable the Town to
specify the details of future permitted use of lands, and at the same time, by use of the
holding symbol, to require certain pre-requisites to be met before release. The interim uses
of the lands permitted may include existing uses and a limited range of uses compatible
with the intended future use of the lands. The use of the holding symbol shall be restricted
to the following situations:
a) where adequate services to meet the needs of the proposed development are not
available, and will not be available until service expansions or improvements are
approved and implemented. At such time as adequate services are available, the
Town shall amend the Zoning By-law to remove the holding symbol;
b) where such lands are affected by adverse impacts on the environmental, or have
been subject to environmental degradation, or possess other constraints to
· development which can be resolved to the Town's satisfaction. Upon resolution of
Town of Aurora
Yonge Street South
Secondary Plan Page 43
· the adverse environmental impacts or other constraints on development, or upon
restoration of the environment to the Town's satisfaction, the Town shall amend the
Zoning By-law to remove the holding symbol;
c) where the phasing of development or redevelopment is deemed necessary by the
Town and/or the Region, including phasing provisions of this Plan related to
availability of sanitary sewage treatment capacity; and,
d) where the development of the· land requires a development agreement, including a
conservation easement, until such time as the development agreement has been
completed and registered on title.
11.4.3 Interim Control By-laws
The Town may pass interim control by-laws pursuant to The Planning Act where the Town
has directed that a study be undertaken of land use planning policies in the Plan area or in
any defined area(s) within it.
11.5 SITE PLAN CONTROL
11.5.1 Pursuant to The Planning Act, the Town designates all of the land within the ''Limit of
Secondary Plan" as identified on Schedule AA as a site plan control area. Council may pass
a by-law designating any portion of this area as a site plan control area.
11.5.2 Due to the expressed Provincial interest in the Oak Ridges Moraine and the designation of
most of the Plan area as an Environmentally Significant Area, Council may require
submission of plans and studies and site plan agreements for all development or
redevelopment within the Plan Area including development of detached or semi-detached
houses.
11.5.3 For the purpose of this Plan "development" and "redevelopment" shall be the construction,
erection or placing of one or more buildings or structures on land or the making of an
addition or alteration to a building or structure that has the effect of substantially increasing
the size or usability thereof, or the laying out and establishment of a commercial parking
lot.
11.5.4 No development or redevelopment shall be undertaken within the designated area unless
Council has approved one or more of the following as required by the location and nature
of the proposed development:
a) a site plans showing the location of all buildings and structures existing or to be
erected and all facilities such as parking areas, landscape areas, walkways, etc.;
b) for proposals involving an institutional use or more than three residential units:
drawings showing plans, elevations and cross-section views for each building to be
erected including the massing and conceptual design, the relationship of the
buildings to adjacent buildings, streets and exterior public area, and the provision of
interior walkways, stairs, elevators, escalators to which the public has access from
streets, open spaces and interior walkways in adjacent buildings;
c) grading plans which show the existing .contours at 1 metre intervals and any
proposed changes to the existing topography;
d) landscape plans showing the location of natural features, treed areas and other
vegetation and any proposed alteration to the natural vegetation; and
e) the location and extent of proposed landscaping.
Town of Aurora
Yonge Street South
Secondary Plan Page 44
11.5. 5 In considering a proposed site plan for a site which has not been created by a plan of
subdivision or condominium and therefore has not been subject to studies required for sites
created by plan of subdivision or condominium, the Town shall require, as appropriate, the
following supporting studies or reports prepared by experts qualified in the field and
approved by the Town, Region or authority having jurisdiction:
11.5.6
a) an Environmental Impact Study of all Environmental Protection Areas and
Environmental Function Areas within the subject area;
b) a Vegetation Preservation Plan;
c) a Landform Conservation Plan (or demonstrated conformity with the Landform
Conservation Plan prepared during the approval of . the Block Plan) which
demonstrates means of conserving topography and significant landform features;
d) a Functional Servicing Plan or demonstrated conformity with the Functional
Servicing Plan approved in support of the respective Block Plan including .
stormwater management practices;
e) a Hydrogeological Study or demonstrated conformity with the Hydrogeological
Study approved during the approval of the Block Plan including maintenance of the
water budget to preserve hydrogeological function and groundwater infiltration;
f) in an area where archaeological potential has been identified during the preparation
of a Block Plan, a proponent shall carry out an archaeological resource assessment
of the subject property prior to the issuance of a letter from the Ministry of
Citizenship, Culture and Recreation to the approval authority indicating that all
archaeological resource concerns have met licensing and resource conservation
requirements;
g) a proposed grading plan which illustrates proposed topographic change as a result
of grading; and
h) any other study reasonably deemed necessary by the Town or other public agency
to address a specific concern with respect to the site.
Site Plan Agreement
In accordance with Section 40 of The Planning Act, an owner of land may be required to
enter into a site plan agreement and provide to the satisfaction of, and at no expense to, the ·
Town any or all of the following:
a) required widenings of highways and roads that abut on the land as established in an
Official Plan;
b) subject to the Public Transportation and Highway Improvement Act, facilities to
provide access to and from the land such as access ramps and curbings and traffic
direction signs; •
c) off-street vehicular loading and parking facilities, either covered or uncovered,
access driveways, including driveways for emergency vehicles, and the surfacing
of such areas and driveways;
d) walkways and walkway ramps, including the surfacing thereof, and all other means
of pedestrian access;
e) facilities for the lighting, including floodlighting, of the land or of any buildings or
structures thereon;
f) walls, fences, hedges, trees, shrubs or other groundcover or facilities for the
landscaping of the lands, or the protection of adjoining lands;
Town of Aurora
Yonge Street South
Secondary Plan Page 45
g) vaults, central storage and collection areas and other facilities and enclosures for the
storage of garbage and other waste material;
h) easements conveyed to the municipality for the construction, maintenance or
improvement of watercourses, ditches, land drainage works, sanitary sewage
facilities and other public utilities of the municipality or local board thereof on the
land; and
i) maintenance of significant features, vegetation or landform; and, where appropriate,
provision of new landscaping, pedestrian access or protection or enhancement of
these features.
11.6 PUBLIC WORKS
11.6.1 It is intended that the construction of public works within the Yonge Street South
Secondary Plan area will be carried out in an environmentally sensitive manner in terms of
protecting significant features, conserving the landform, and ensuring a high level and
quality of groundwater recharge in accordance with the policies of this Plan.
11.7 LAND AND RIGHT OF WAY ACQUISITIONS
II. 7.2 The Council of the Town may acquire land for open space, trails or to implement any
feature of this Plan in accordance with the provisions of The Municipal Act, The Planning
Act or The Regional Municipality of York Act or any other legislation through, but not
limited to, the following measures:
a) the land dedication and cash-in-lieu provisions of The Planning Act;
b) subsidies for open space or right of way acquisition from other levels of
government or agencies;
c) funds allocated in the capital budget;
d) donations, gifts, contributions or bequests of individuals or corporations;
e) easements, restrictive covenants or other legal agreements; and
f) expropriations.
11.8 OFFICIAL PLAN AMENDMENTS
II. 8 .I Prior to approving an amendment to this Plan to permit a type or level of development not
otherwise anticipated which could have potential negative economic or fiscal effects both
within the Plan area or in terms of impact on alternative development planned by the Town
in other locations, the Town may require, the submission of an Economic and Fiscal
Impact analysis. Such analysis shall provide information on the economic and fiscal effects
of the proposal upon affected jurisdictions and boards, with respect to anticipated costs and
benefits, development charges, capital costs including front-end financing requirements,
tax revenues and operating costs, and implications for phasing. Where such a proposal
would impact the Town's servicing allocation or planned development in alternative areas,
Council may request the analysis to also include the impacts on such alternative area.
11.8.2 .Such amendment to this Plan, if approved, shall require that before such development
proceeds, all agreements required by this Plan shall be in place, including front-end
agreements, financial agreements and development agreements to provide for the servicing
and transportation infrastructure to accommodate the resulting growth.
Town of Aurora
12. INTERPRETATION
Yonge Street South
Secondary Plan Page 46
12.1 The Y onge Street South Secondary Plan is intended to be read in the context of the overall
policy provisions of the Aurora Official Plan and to provide further elaboration to those
policies. Where there appears to be conflict between the two, the Secondary Plan
provisions shall prevail.
13. SCHEDULES
This Plan shall be read in conjunction with the following schedules:
AA LAND USE PLAN
BB ENVIRONMENTAL CONSTRAINTS
CC BLOCK PLAN and ENTRANCES
DD TRAILS & VISTAS
Town of Aurora
Yonge Street South
Secondary Plan
PART IV: APPENDIX A
14. URBAN DESIGN GUIDELINES
Page 47
The Yonge Street corridor, as it traverses th~ Secondary Plan Area, has been designated as a
Heritage Resource in the Aurora Official Plan in recognition of its significance to the Town. The
low intensity, environmentally prominent visual impression creates a distinctive entrance to the
Town of Aurora. Its pastoral character provides both a visual and functional break and noted
contrast to the more urban streetscape that has developed along this corridor to the south in
Richmond Hill and to the north of the CNR where the urban core of the Town of Aurora is located.
The rolling topography, wooded preserves and low intensity of development are fundamental
components ofthis image.
This portion of the corridor is significant along Y onge Street with respect to its unusual and
distinctive topography, landscape quality and unobtrusive level of human construction. Means of
preserving or strengthening these elements, while continuing to incorporate historic buildings and
providing for compatible new development are enunciated through the Urban Design Guidelines.
INTENT
14.1 It is intended that the incorporation of new development along the Yonge Street corridor
within the Secondary Plan area shall occur in a sensitive and unobtrusive manner which
preserves and enhances the distinctive topography and landscaped quality. This character
will be further re-inforced through the encouragement of private actions and the
implementation of public actions and works.
Landscaped Gateway at Y onge Street and Bloomington Road
14.2 A 'Gateway' to Aurora and to the Secondary Plan area shall be provided in a natural,
landscaped format utilising property on the north-east and north-west comers of the
\ intersection of Yonge Street and Bloomington Road. ·
a) The easterly component of such Gateway consists of a wooded area owned by the
Aurora Hydro Electric Company. The Gateway feature to be provided on the
approximately 40 metre by 40 metre parcel of land may consist of landform
elements such as berms and shall include native coniferous and deciduous trees and
shrubs to be planted or maintained in sufficient quantity to create a natural wooded
feature adjacent to the roadways. Consultation with an arborist and with other
environmental consultants as necessary, shall ensure that such feature is designed in
a manner which will be self sustaining and sensitive to the environmental function
of the area.
b) The westerly component of the Gateway shall be implemented through negotiations
between the Town and the Province, on a similarly sized area of property to that on
the east side of Y onge Street which will be designed to mirror the gateway
component to the east, thus providing strong vertical landscaped elements to frame
this entrance to the Town.
!.
Town of Aurora
Y onge Street Frontage
Yonge Street South
Secondary Plan Page 48
14.3 In order to preserve and enhance the existing rural character of the Y onge Street corridor as
it passes through the Plan Area, a natural border to Y onge Street shall be preserved and
new development shall:
a) be setback a minimum of 60 metres from the centre line of Y onge Street;
b) avoid all accessory buildings and structures, including parking areas within the 60
metre setback;
c) include extensively landscaped areas which preserve existing landscape components
and where necessary include additional areas planted with native species trees and
shrubs on both municipal and private property; and
d) respect the existing topography of the sites, to the maximum extent possible.
14.4 It is Council's intent that Yonge Street through the Secondary Plan Area should continue to
maintain a rural profile, with ditches on both sides of the street.
14.5 It is Council's intent to work with the Region in order to provide a lighted, hard-surfaced
pedestrian path and bicycle route within the boulevard of the street right of way, with the
pedestrian path being located on the opposite side of the ditches to the road pavement. The
path should be created in such a manner as to have low shrubbery on its street side, and the
full scale landscaped setback described in s. 14.3 above, on the side bounded by private
development. Subject to concerns for safety, convenience, construction and maintenance,
the bicycle route may share this location or may be located in a separate location on the road
shoulder more closely related to the lanes of automotive traffic.
14.6 Buildings which are to be constructed in proximity to Yonge Street should be designed
with limited height and massing so that they may be sensitively integrated into the natural
landscape setting in a manner which preserves the low intensity character of the area and
maximizes its landscape components.
14.7 Parking areas should be located in areas which are removed or screened from Yonge Street.
14.8 Buildings should be sited and designed to function within the existing topography by
avoiding grading, and being of a height, scale, and materials to blend within the natural
elements of the site.
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