BYLAW - Zoning Amendent OPA 39 - 20000531 - 424500D,' •;..' ---------,
ISSUE DATE:
May 31,2002
. DECISION/ORDER NO:
0720
Ontario Municipal Board
PL991152
Commission des affaires municipales de !'Ontario
1131317 Ontario Inc., Tulfam Developments Ltd., 551798 Ontario Ltd., Duncan Coutts and
others have appealed to the Ontario Municipal Board under subsection 22(7) of the
Planning Act, RS.O. 1990, c. P.13, as amended, from Council's refusal or neglect to enact
proposed Amendment No. 38 to the Official Plan for the Town of Aurora to redesignate lands at
Part Lots 7 4 and 75, Concession 1, WYS from Rural to Urban Residential, Environmental
Protection Area and Environmental Policy Area B Estate Residential to High and Medium
Density Urban Residential to_permit an a residential development
OMB File No. 000017-7--i.
BEFORE:
D. R GRANGER
Member
)
)
)
Friday, the 29th day
of December, 2000
'
THIS MATTER having come on for public hearing and the Board having withheld its order
until this date;
AND THE PROPOSED OFFICIAL AMENDMENT being exempt from the Oak Ridges
Moraine Conservation Act, 2001 under section 15(3);
THE BOARD ORDERS that Amendment No. 38 to the Official Plan for the Town of Aurora is
modified as set out in Attachment "1" which forms part of this order and as so modified is
hereby approved. ;-c
CORP. SERVICES DEPT.
COPIES CIRCULATED TO:
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vh' 6;! ef:M IS
ACTING SECRETARY
_,, ___ _
TOWN OF AURORA
ATTACHMENT " 1 "
PL991152
YONGE STREET/RIDGE ROAD
NORTHWEST QUADRANT -
SECONDARY PLAN
f ___ ,
AMENDMENT NO. 38
TO THE OFFICIAL PLAN FOR THE
TOWN OF AURORA
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
Page No. I
(As Amended By OMB Decision 1924 datedDecember29, 2000) February 15,2002
THE AMENDMENT
1. INTRODUCTION
1.1 All of this section of the document entitled "THE AMENDMENT', consisting of the following
text and Schedules A and B attached hereto, constitutes Amendment No. 38 to the Official Plan
for the Town of Aurora and shall be known as the Yonge Street/Ridge Road Northwest Quadrant
Secondary Plan. .·
1.2 Land Use Plan.and"'Text Changes
Schedule A of the Official Plan as amended by OPA # 17 identifies the lands subject to litis
Secondsry Plan as being within the Yonge Street South Urban Expansion area.
Within the area of Schedule A to the Town's Official Plan corresponding to the boundaries
delineated on Schedule A of this Amendment, the land use designations of Schedule A to the
Town's Official Plan, and the 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 II of this
Amendment.
1.4 The provisions set forth in Section 12 shall apply regarding the interpretation of this Amendment.
2. GENERAL CONCEPTS AND OBJECTIVES
2.1 General Concepts
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 Yonge Street South 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 plantario'n-ateas, kettle features
and fishery resources. Most of the area has been identified_as. ari"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, e""nhanced, restored and sustained over the long term.
2.1.2 The majority of the 600 hectare (1500 acre) Yonge Street South Secondsry 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 Vis ion 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 by ground-oriented
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMB Decision 1924 dated December29, 2000)
P"a.ge No.2
February 15,2002
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, is
proposed to average 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 Yonge Street near Bloomington Road.
2. 1.3 The Yonge Street/Ridge Road Northwest Quadrant, which is the subject of this site specific
Secondary Plan is situated at the north end of the Yonge Street South Urban Expansion Area and
is in close proximity to the commercial area of the Town of Aurora.
The Aurora Official Plan has long recognized this precinct (block) as an area for Special Study or
consideration in light of its unde..reloped nature and in anticipation of its redevelopment potential.
While the block remaiped undeveloped, it also contributed through time to the appearance of this
part of Aurora «S-a qUasi-rural area. Other land use features in proximity to this precinct that assist
in maintaining this character are the Beacon Hall Golf Club, Aurora Cemetery, riding stables and
Estate Residential homes backing onto Yonge Street While there is a need to preserve the
character of this gateway as a lower intensity development area, the Town has also determined that
it is suitable for development with proper Planning tools in place to ensure the essence of this
character is maintained.
2.1.4 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. Yonge Street is not identified as an
Urban Corridor by the Region's OP within this portion of the Region, and it is the Town's
intention 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 ofYonge 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. 1.5 It is anticipated that development permitted for theY onge Street South area_ 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
V andorf Road by other Secondary Plan amendments but included within the Master Servicing
Alta.iyi:'i:t [l.II Jli:-, d .. h . .;<.a..
2 .1.6 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)ie-"enjoyed by residents
of the area, the Town and the wider region. ·· ·· ··
2. 1.7 Implementation of anticipated development over the planning period will occur in a ntanner,
which matches growth with the capacity for full municipal servicing, new roads, and other
identified infrastructure improvements, and may require phasing.
2.1.8 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. A 'Block Plan ' supported
by identified studies is intended to provide a determination of local road pattern, internal servicing,
and defmition of Ecological Buffers and Ecological Restoration Areas, as well as areas suitable for
residential clusters on lands designated. Further specific and detailed studies shall occur at the
fmal development approval stage, which may be a plan of subdivision, a plan of condominium, or
a site plan.
YONOE STREET/RlOOE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
Page No.3
(As Amended By OMB Decision 1924 dated December 29, 2000) February 15,2002
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 ecological functions of the area are protected, enhanced, restored and sustained over
the long term.
2.2.2 To provide a high quality oflife for present and future residents with respect to l!ealth, 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 yisual and functional quality of the natural environment as
characterized by the_ ~:oiling topography, vistas, significant natural areas, features, and
hydrogeologicaH\uiction provided by the Oak Ridges Moraine.
2.2.4 To implement the principles, criteria and study requirements of the Oak Ridges Moraine Area
Implementation 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 low
intensity development patterns 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 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.
2.2.10 To provide an opportunity for the development of a limited number of new, small scale
institutional uses, if required 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. /'-0
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 Yonge Street corridor.
2.2.14 To implement the objectives and land use direction presented in this Secondary Plan through
preparation of a detailed Block Plan, additional studies, as well as procedures provided by the
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SECONDARY PLAN
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Page No.4
February 15,2002
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.
3. RESIDENTIA~ LANDUSE POLICIES
c-/
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 appropri~teness of development proposals.
3.1.1 These policies are designed to create a development framework that will reinforce the distinctive
identity and character within this Secondary Plan Area The policies are intended to provide a
cluster development pattern, which is mutually compatible with the low density of existing
development and the environmentally sensitive features and function of the area.
3.1.2 New development will occur at densities on the basis of full municipal services at five (5) units
per hectare (two (2) units per acre) over the constrained and unconstrained lands, which are
subject to a development application.
3 .1.3 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 refmed to reflect individual site characteristics and proposed development pattern
for site specific locations.
3.2 Designations and General Policies
The Cluster ResidentiallanJ use designations are shown on Schedule A.
3.2.1 Permitted Uses General to all Residential Designations
Notwithstanding the provisions of s 3 .1.1 ofthe 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:
a. Residential uses, in accordance with the provisions for the specific designation;
b. HQme 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 support 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 of the
surrounding residential fabric, and whether the form of supportive housing is suitable to
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMB Decision 1924 dated December29, 2000)
Page No.5
Febnuuy 15, 2002
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 herein, including an elementaiy 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 stroctures accessory to a permitted use.
3.2.2 Density Policies
a. The fpli<;>wirig defmitions shall be used in applying the density provisions for residential
development within the Secondary Plan area:
i. 'gross residential density' means the number of dwelling units divided by the
gross residential land area within the lands subject to this Secondary Plan.
b. Density transfers for the purpose of residential clustering in a manner which assists in the
preservation or conservation of landscape fearures such as treed areas, slopes or other
desirable fearures, may be permitted 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, is subject
to a conservation easement, or has a restriCtive covenant or other form of legal
agreement which ensures that it will remain in an undeveloped and natural form,
in perpetuity, to continue its environmental function within the community; and,
ii The resultant building form, location and density of clustered housing is in
accordance with the palicies, 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 at five (5) units per hectare (two (2)
units/acre).
3.2.3 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. I--,
b. Residential developments shall have regard for existing anqpote!!iliil sources of noise, odour,
visual, traffic and pollution related nuisances arising fiotn 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 a 35.0
metre separation between existing lot lines and proposed new buildings as indicated on
Schedule A. Proposed new units adjacent to properties along Ridge Road West will be single
family detached dwellings.
d. Generally, more dense development shall be directed towards Yonge Street with lower
densities forming a transition towards Estate Residential interfaces at Ridge Road
VONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
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(As Amended By OMB Decision 1924 dated Decernber29, 2000) February 15, 2002
3.2.4 Typical Infrastructure and Amenities for New Development
All development in Cluster 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.
3.2.5 Block Plan Requirements
Prior to approval of an application to permit development (including a rezoning, consent
application, plan of subdivision, plan of condominium, or a site plan) within any Cluster
Residential designation, a Block Plan for the lands subject to this amendment must be approved by
the Town in ac~Q.r,dance with s.ll.
3.2.6 Supporting Studies
Prior to approval of a development application on the lands subject to this amendment, the
proponent shall submit appropriate Supporting Studies in accordance with s. 11.2.
3.3 CLUSTER RESIDENTIAL
The following policies shall apply to the lands having a Cluster Residential designation on
Schedule A.
3.3.1 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.
3.3.2 Buildings shall not cover more than twelve percent (12%) of all the lands in this Secondary
Planning Area. To the greatest extent possible, land 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 area and
to visually and functionally separate cluster residential areas. As such, these open space areas
shcll nO( contain huildings, swimming p0ois or c!h~ ...... u;;;:) :::.: p.::.:Je.:! ;;:-::-.::;;::-:~::'!:=-" '":~!-f.~"' ..
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.
3.3.3 Within a Cluster Residential designation, residential units within indivi~sters shall be sited
in a manner that provides for: -
a. adequate set back and buffering from environrnelllai features, including conformity with
the requirements of any Environmental Impact Study as required in s.l\.2.2;
b. arrangement and design which conserves landform in accordance with Development
Guidelines 7 .1.8 and 7 .1.9 in the "Landform Conservation in the Oak Ridges Moraine",
(Background Study # 5 to the Oak Ridges Moraine Area Planning Study by Johnson
Sustronk Weinstein & Associates and HBT AGRA Limited, April 1993) 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.l\.2.5;
c. screening by topography and/or vegetation, from existing lots on Ridge Road,
institutional uses, arterial roads and rail corridors, and maintenance of a minimum
separation of 3 5 metres between the existing lots on Ridge Road and new buildings
within the secondary plan area; proposed new units adjacent to properties along Ridge
Road West will be single family detached dwellings.
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
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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.
3.3.4 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.
3.3 .5 In the preparation of a Block Plan, areas suitable for residential clusters, as generally depicted on
Schedule A s~J!.Jlenfore precisely 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 conform to the overall policies and intent of this Plan.
3.3.6 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.
3.3.7 A Block Plan shall be further refined during approval of a plan of subdivision or of condomiuium,
to more specifically address the constraints and ameuities of a given site in accordance with the
provisions of s.ll.3. This more specific and detailed development scheme shall form the basis of
a site specific Zoning By-law.
3.3.8 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 condomiuium shall be subject
to the provisions of Site Plan Control and Supponing Studies required in accordance with the
provisions of s.ll.5.5 of this Plan.
4. Institutional Land Use Policies
The following policies apply _to Inst1tntk•n::!lland uses anil areas containing municipal utilities as
indtcated on Schedule A.
4.1 Intent
I-cc
It is the intent of this plan to recognize the potential for the requirement ~fan elementary School.
This school is to be designed to blend with the topography and landscaped context of the Oak
Ridges Moraine and with the surrounding and future cluster residential development.
4.1.1 Designations
The following Institutional uses are recognized and permitted by the designation illustrated on
Schedule A;
a) Elementary school (depicted by symbol)
4. 1.2 Typical Infrastructure and Amenities
All development in Institutional designations shall be designed so as to incmporate the following;
a) municipal water supply service;
b) municipal sanitary sewage service;
c) management of storm drainage as provided in s.I0.5
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(As Amended By OMB Decision 1924 dated December 29, 2000) Februal)' 15,2002
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.
4.1.3 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.3.4.1.g of the Aurora Official
Plan, and the following provisions:
a) Tbe scale, bulk and design of all Institutional uses shall be functionally compatible and
able to blend visually with adjacent uses and with the natural environment.
b) Vehicular access to all Institutional uses shall be located and designed to discourage
vehicular traffic o<.patldng 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 (but a minimum of 40%) 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 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 infiltration.
Innovative alternatives which achieve a similar infiltration rate with further open space
reductions, will be considered, subject to satisfying the Town and the Lake Simcoe
Region Conservation Authority, without further amendment to this Plan.
4.1.4 Supporting Studies
Prior to the 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.ll.2 of this Plan.
4.1.5 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 Elementary School site designation on Schedule A is intended to recogntze the approximat~ ·
potential location for an elementary school.
4.2.1 Permitted Uses /-c.
The permitted uses include elementary school andneighbourhood·parlt'~
4.2.2 Policies
i)
ii)
iii)
iv)
The Elementary School site designation is a symbol which is an overlay designation
denoting the approximate location for an elementary school. The specific location, size
and configuration of the school site will be further defined in consultation with the
appropriate School Board and the Town in the context of the preparation of a Block Plan
and be coordinated with municipal parkland plamting. School sites may be relocated in
consultation with the School Boards without further amendment to this Plan.
The size and configuration of the school site will be consistent with the policies of the
respective School Board and the policies of this Plan.
If a school site should not be required, the land will be developed. in accordance with the
Cluster Residential land use designation on Schedule A.
Adequate parking and other required facilities shall be provided on site;
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v) The selected site must be capable of and be developed 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.
5. OPEN SPACE LAND USE POLICIES
In accordance with s.3 .5 of the Aurora Official Plan, the following policies recognize the
significance of Open Space areas for the use and enjoyment of recreational activities as well as for
the passive use and enjoyment of the natural environment, within the Secondary Plan area of the
Oak Ridges Moraine. The following polices shall apply to Open Space designations on Schedule
A, including a proposed Neighbourhood Park, linear park linkages, trails, areas of private open
space and other areas which are mtended to be preserved in a natural state.
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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. It is
recognized 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. The Town attempts to maintain and enhance such landscape characteristics.
Designated Environmental Protection Areas, 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 if it can be
demonstrated that public access will not have negative impact on the natural features and their
functions.
5.1.1 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 that accommodate a specific function 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 Environmental Protection Areas, Ecological Buffers, Environmental Function
Areas, and Ecological Restoration Areas on Schedule "A", may be dedicated to the Town and will
be linked VL.herever 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; io order to form an interconnected recreational and environmental system.
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5.2 Public Open Space
PageNo.lO
Februaty 15,2002
Lands designated Public Open Space/Park on Schedule A 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 Lands 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 strucrures
associated with such uses; and
b. Linear open space park&.,·and trail linkages for non-motorized use.
5.2.3 Lands dedicatedfufparks 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 A.
5.3 Private Open Space
Lands designated Private Open Space on Schedule A are held in private ownership and shall not
be construed as being open or available to the public.
5.3.1 Permitted uses within an area of Private Open Space shall be limited to uses which retain the site
in an open condition.
5.3.2 In order to facilitate the completion of a network of trails through the area as shown on Schedule
A, the Town will endeavour to achieve easements or rights-of-way as indicated along the
boundaries or through areas of Private Open Space.
5.3.3 Within Private Open Space designations, the Town 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 and
herbicides, control of grading, landscape ctestgn, or pwte<'' !vn of onvironm~ntal feauJT"S 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.
5.4 Trails
The location of proposed Trails is identified on Schedule A. 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 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 or adjacent to Environmental Protection Areas, Ecological Buffers, Environmental
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Function Areas, and Ecological Restoration Areas, and where it can be demonstrated that public
access will not have negative impact on the natural features and their functions.
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 marmer 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 Where additionallanc:lscaping.is desirable along Trails, it shall consist only of native species.
:..-i~
5 .4.6 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.
6.. ENVIRONMENTAL LAND USE POLICIES
The Environmental designations on Schedule A 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 or failing that, to keep the number of owners as small as possible.
6.1 Intent
The intent of the Environmental Protection Area, Ecological Buffers, Environmental Function
Area, and Ecological Restoration Area designations on Schedule A is to protect and/or 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 moderately
high environmental function and opportunities to link and enhance these Areas. It should be noted
th~t despite the identification of these specific areas and features, these are not the only lands,
which may provide an important environme»tal function. Some cf the area within the 5ecomlary
Plan is identified as providing a high/moderate ground water recharge function as shown on
Schedule B. 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 (EPAs);
b) Ecological Buffers to EPAs;
c) Environmental Function Areas (EFAs) and
d) Ecological Restoration Areas (ERAs).
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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 this 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
have negative impact on the natural features and its functions.
6.2.2 It is not the policy of Council to purchase environmental areas or accept 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 EPA and its associated Ecological
Buffers, EF A, or ERA an .Enviionmental Impact Study (EIS) shall be undertaken in accordance
with the Tenns..o£R:eference approved by the Town in consultation with the appropriate agencies
or jurisdictions, as warranted. The EIS shall defme the exact size, significance and extent of the
environmental feature. As a minimum, an EIS 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 EPA and its associated
Ecological Buffers, EF A or ERA (except such alteration as is supported by an EIS) 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 EPA and their associated Ecological Buffers, EFA or ERA 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 EPA. 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 the adjacent land uses, and shall be detennined during the
preparation of an EIS in accordance with the provisions of Section 11.2.2. Ecological buffers shall
be a minimum of 10.0 metres in width as measured from the drip line of trees on the boundary of
me J:.i-A W the h::;ai' ~uc. ;;.nv or :.quivalent of ~C development.
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. Sufficient area to provide edge habitat for the non-n~tive1>lants and hunting
territory for domestic animals should be considered when determining Ecological Buffer widths
during the preparation of the EIS. This will not eliminateihe impacts to the environmental
feature, but may mitigate them to acceptable levels.
6.2.8 Ecologicai Buffers will fonn part of the Environmental Area designation which they abut.
Ecological Buffers will not fonn part of the development area. In accordance with s.3.2.2.b) of
this Plan, residential densities may be transferred from the buffer areas to other lands in the
Secondary Plan area Ecological Buffer ownership will not be fragmented, if possible.
6.2.9 Ecological Buffer areas shall be left in a natural state, where possible, and augmented with native
species, where appropriate. No development, with the exception of defined and appropriate trails
and stonnwater management outlets, is pennitted within buffers. Ecological Buffer boundaries
will be delineated by a structural boundary fence or "living fence" of natural plant materials,
whichever is more appropriate, and to the satisfaction of the Town.
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6.2.10 In conformity with s.3.11.1 of the Aurora Official Plan, all private and public development
adjacent to or incorporating EPAs and their associated Ecological Buffers, EF As, and ERAs shall
be based on Site Plan Agreements which reflect the recommendations of an EIS, including
appropriate development agreements and conservation easements.
6.3 Environmental Protection Areas
6.3 .I EP As contain the most significant areas of ecological importance within the Secondary Plan area.
It is the Town's intent to acquire such areas or ensure their preservation through conservation
easements.
6.3 .2 The intent in designating EP As is to protect ecological structure and function, and landforms
representative of the .Oak Ridges Moraine. In these areas, the quality of the landform, vegetation
an<l/or wildlife-ishlgh 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 EPAs include the following feamres:
a. Environmentally Significant Areas (ESAs) designated by the Lake Simcoe Region
Conservation Authority (LSRCA) for flora, habitat or wildlife reasons, or Areas of
Namral and Scientific Interest (ANSis) (life science) designated by the Ontario Ministry
ofNamral Resources (OMNR);
b. All components of evaluated wetlands, plus any contignous forest or wetland habitat;
c. Areas supporting regionally, Provincially or nationally significant plant and animal
species in York Region as designated by OMNR;
d. Woodlands greater than 4 ha in size;
e. Significant vegetation communities including mature forests (greater than I 00 years of
age);
f. Significant wildlife habitat including known deer wintering areas, fisheries habitat and
waterfowl staging areas;
g. Namral feamres 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 EPA except for erosion and flood
control works; fish, wildlife or conservation management mea.:,wes, or ecvlogic~i)'-ba.;)e~
restoration or management.
6.3.5 Pedestrian paths, essential erosion and flood control works and essential public works may be
permitted, subject to an EIS or an Environmental Assessment prepar;.dcmld'er the Environmental
Assessment Act, provided that the landform and ecological fitnetion for which the area was
identified is maintained and environmental impacts are adequately mitigated.
6.3.6 The boundaries ofEPAs within this Secondary Plan shall be staked in the field and surveyed to the
satisfaction of the appropriate authorities during the preparation of a Block Plan.
6.3. 7 Removal or significant alteration of the boundaries of an EPA will require an amendment to this
Plan. Changes to the boundaries of an EPA, due to the conclusions of an approved EIS conducted
in accordance with the provisions of s.ll.2.2, shall not require an amendment to this Plan.
6.3.8 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-Jaw.
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6.3.9 Where residential density is transferred from an EPA to other lands within the Secondary Plan
area, the Town may request that the EPA 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 EPA.
6.3.10 Land designated EPA 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.
6.4 Environmental Function Areas
6.4.1 The Environmental Function Ai-ea designation contains natural areas with a moderate level of
environmental significance but which provide an important environmental function, or areas that
exhibit significant Oak Ridges Moraine landform characteristics. The intent in designating EF As
is to protect both ecological function and/or areas that exhibit significant Oak Ridges Moraine
landform characteristics. Many of these areas are located on soils with potentially high
infiltration, with treed vegetative 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 EF A designation includes:
a areas that have high potential for groundwater recharge and support native forest and
coniferous plantation (including early successional areas);
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, slopes over ten percent (10%).
6.4.3 Development in an EFA is restricted to pedestrian paths, essential storm water management
facilities, roads, and essential public works provided it is demonstrated through:
i) an Environmental Impact Study, that both the ecological function for which the area is
identified and areas that exhibit significant Oak Ridges Moraine landform characteristics
are, at a minimum, maintained;
ii) 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 ?ftpr r:0'!'15tl"'trtion ~nrl nthP.T matters as set
out in Section 11.2.4, that vegetation is preserved to the greatest extent possible; and
iii) a Landform Conservation Study as described in Section 7 of this Amendment and
Section.ll.2.3 that illustrates how the landform is to be preserved
J-C
6.4.4 Where an EFA is adjacent to lands designated Cluster Residential;-every effort shall be made to
retain this area by transferring the residential density from1he EFA to the lands designated Cluster
Residential. Development shall not be permitted within such EF As until it has been demonstrated
that it would not adversely impact the function provided or the essence of the landform feature.
6.4.5 Deletion ofan EFA 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 EF A, a Vegetation Preservation Plan shall be prepared
by a qualified professional and shall include a tree inventory, an assessment of alternative
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development options, identification of means of protecting high quality vegetation dwing and after
consttuction, and other maners as set out in Section 11.2.4.
6.4.8 The boundaries ofEFAs within this Secondary Plan shall be staked in the field and surveyed to the
satisfaction of the appropriate authorities dwing the preparation of a Block Plan.
6.4.9 Where residential density is transferred from an EFA to other lands within the Secondary Plan
area, the ToWn may request that the EFA 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 EF A.
6.4.1 0 Notwithstanding anything in this. section 6.4, no storm water management facility will be
permitted on ~IQPOS greater than ten percent (10%) and grading of slopes over 10% shall be
strongly discouraged.
6.5 Ecologicid Restoration Areas
6.5.1 ERAs are intended to link and enhance EPAs and EFAs to provide wildlife movement corridors
and habitat. ERAs may or may not contain natural features in their current state, however, it is
intended that they will eventually resemble EPAs and EFAs in species diversity and ecological
function.
6.5.2 The boundaries of ERAs within this Secondary Plan shall be detennined at the Block Plan stage
and shall be staked in the field and surveyed to the satisfaction of the appropriate authorities at the
Block Plan stage.
6.5.3 ERAs are generally not to be developed. Within ERAs, appropriate trails, stormwater
management facilities and public works are permitted provided that the ecological functions of
these areas are not compromised. Development in an ERA is restricted to pedestrian paths, storm
water management facilities, roads, and public works provided it is demonstrated through:
i) an Environmental Impact Study, that the ecological function for which the area is
identified is, at a minimum, maintained; and
ii) 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 quaEty-vegetaLion Owing mid aitei ~onstruc.:ion, w1d uUler mati.ers as set
out in Section 11.2.4, that vegetation is preserved to the greatest extent possible.
6.5.4 ERAs 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 regenerniion to occur), to removal of
invasive plant species, to planting native trees and shrubs;/
6.5.5 Road crossing of ERAs will be designed to provide wildlife crossing in an appropriate manner.
Design considerations may include: narrow pavement 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.
7. ENVIRONMENTAL MANAGEMENT
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
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constraints. These areas are designated EP As, EF As, and ERAs on Schedule A and include the
Area of High Infiltration Potential shown on Schedule B .
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 hummocky surface and permeable soils which collect and infiltrate precipitation through a
network of channels, runnels and subterranean lenses of sand and gravel into three aquifers at
increasing depth beneath the surface. The Upper and Intermediate aquifers 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.
c-~~-
These factors highlight the exceptional significance of proper groundwater management within
this area, underlie Provincial interest in the ORM, and explain the identification of most of the
area by the LSRCA as being within an ESA identified becanse 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 to maintain a stable regime that will
protect groundwater supply and streams.
7.1.1 It is intended 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 ESA has been
further refined through smdies leading to the preparation of this Secondary Plan as shown on the
High/moderate Infiltration description of Schedule B. 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 LSRCA, through preparation of a Hydrogeological
Smdy in accordance with the provisions of s.ll.2.5. Proposed new development shall demonstrate
that the current level and quality of infiltration will be maintained through namral rather than
engineered means, to the greatest extent possible.
7 .1.3 Stonnwater runoff from-paved. ::.:.--!'"::.:;~~ :r:.:.y -::-::.!~~~ :. ·~·.•~ ... ~:-.:""' ~~ "'n!'!!~....,;11ants including
chloride, petroleum, hydrocarbons and metals (such as cadmium, zinc and leadi l'hicn 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 OP in accordance with the mapping and regulations of the
LSRCA and include portions of the Holland River. Within the Secondary Plan area, such areas lie
within an EPA 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 Landform Conservation
7.3.1 In accordance with s.3.11.1.4 of the Aurora OP, it is recognized that the ORM feature is
considered to be a significant and sensitive landform. However, it is also recognized that at a local
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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.
7.3 .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 Study as
described in s.ll.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.
7.3.3 The preservation ofsignificanfrepresentative landform features shall be achieved, wherever
possible, throng!! incoiporating them with 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.
7.3.4 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.
7.3.5 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. 3.
7.3. 6 In 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.
7.3. 7 Where areas which are seasonally wet have been identified during the preparation of a Block Plan,
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 manage:: men t feature.
7.4 Vegetation Preservation
/-c
7.4.1 In addition to the EPAs, EFAs and ERAs, other wooded areas are presei'rt.within the Secondary
Plan area including non-native plantations, hedgerows and·eady 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 A . Although such areas do not require development to be precluded, it is the intent of
the Town tq_ retain vegetated areas of good quality wherever feasible.
7.4.2 Woodlots are subject to the provisions of the Regional Tree By-law as amended from time to time.
7.4.3 Where development is proposed within an EF A/ERA or other wooded area, it is intended that the
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 structure footprints will be controlled as necessary to maintain the ecological
function of the feature and as much of the wooded area as possible.
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7.4.4 When assessing a development application, the Town may request that other wooded areas be
identified through a Vegetation Preservation Study described in s.l1.2.4 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.
7.4 .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 EP As, EF As, ERAs and other
areas of open space.
7.4.6 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 that 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. A\tematively, such agreement may attach a specific Vegetation Preservation plan
and require de'Vel'opment in compliance with that plan.
7.4.7 The Town shall strive to prevent 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.
7.5 Stewardship Policies
The successful protection, management and restoration of natural systems require 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 successive uncontrolled usage. A collaborative effort is necessary to protect and
maintain natural areas. Council views stewardship as an opportunity for individual landowners
and groups of 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 the 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 _j. i -the Town shall work with resident groups to aeveiop a la...J.d':\'~'tler csntact pro!!ram. whi~h would
include distribution of information packages on the ORM as well as meetings to discuss possible
means of cO-operation on management of natural areas.
7.5.2 The Town, in collaboration with land developers, shall develop and distri_.bute to all home
purchasers within the Secondary Plan Area 'landowner informij!ion guide' which describes the
value and importance of the ORM, the impact homeowner-activities can have on natural areas, and
steps which can be taken to minimize such impacts.
7.5 .3 The Town shall encourage a progranune 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 roster infiltration and soil conservation. In addition, the Town shall encourage private
landowners to avoid planting invasive non-native plant species.
7.5.4 The Town shall explore opportunities for local stewardship of publicly owned natural features by
neighbouring residents, residents associations, and environmental groups similar to an adopt-a-
park program. Opportunities for local initiatives may include monitoring, trail maintenance, tree
planting, fieldwork, restoration, policing and education. Particular efforts shall be made to involve
local schools in such stewardship efforts.
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7.5.5 In carrying out private servicing or municipal works, the owner/developer and the Town are to
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 .5.6 · 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.
7.5.7 The Town may undertake a demonstration project in a local park to naturalize a portion of the park
and provide education displays O!J· the value and importance of natoralizing areas.
7.5.8 The owners o(a.!l,lands V,;ithin this ~econdary Planning Area, in collaboration with the Town,
shall provide all residential home purchasers with an educational manual, encourage residents to
reduce the. use of pesticides, herbicides and fertilizers to minimize impacts of ground related
pollutants on the quality of the surface and groundwater and the impact of infiltration.
7.6 Construction Practices
7.6.1 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 throughout the Secondary Plan lands and particularly in areas of silty
soils, which are susceptible to compaction. Wherever damage to natural featores or landform or
soil compaction is unavoidable, the restoration of the area shall be required to the greatest extent
possible.
8. COMMUNITY IDENTITY, HERITAGE AND URBAN DESIGN
The Y onge Street/Ridge Road Northwest Quadrant Secondary Plan area provides a respite from
more intense urban development, allowing the rolling topography and natural landscape quality of
the ORM to prevail within a setting of! ow intensity human activity. The surrounding area has
0e~,;i1larg..;l:;: G.:;·,;elcp.::C -.vit!: c:~:::e rr~::! ~lustered 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 evolutiott 'In particular, stream
corridors, forested areas and hummocky terrain remain as ~gnificant remnants of the natural
features within the Town, while the Aurora Cemetery 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 oflimited additional development within the
established character will be guided by urban desigu and policy provisions.
8.1 Community Identity
8.1.1 TheY onge Street/Ridge Road Northwest Quadrant Secondary Plan community is a distinctive
preserve within the Town of Aurora and is intended to retain a 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.
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMB Decision 1924 dated December 29, 2000)
PageNo.20
February 15, 2002
8.1.2 The more significant environmental features, natural areas and topography of the ORM shall be
preserved and enhanced as a fundamental component of the identity of the Yonge Street/Ridge
Road Northwest Quadrant Secondary Plan area.
8.1.3 New development shall reflect the established heights, massing and landscape quality found in the
surrounding area and shall be integrated in a sensitive manner within the natural environment and
alongside the established residential fabric. ·
8.1.4 The area beyond the limits of this Secondary Plan area have developed with scattered clusters of
development set within environmental and open space preserves. This pattern is intended to
continue with local roads or private accesses providing a linkage to the arterial road system.
8 .1.5 To preserve the quiet character of existing low intensity development, connections shall be
discouraged betw.e<m-existing local roads providing direct access to estate lots and new public or
private roads ilrdrlveways pmviding 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 principal means of access.
8.1.6 Connection within the Secondary Plan 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 within the Secondary Plan area
is not expected or intended to generate a demand for additional services such as: commercial
facilities, major institutions, social services, or local transit internal to the area.
8.1.8 Industrial, commercial or intensive institutional facilities are not considered 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/Ridge Road
Northwest Quadraot Secondary Plan. The height, massing and setback of buildings along Yonge
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 Uroan Design Guidelines
~ .... ;: .. ..ui.~ ..... ..1 i.. • .:..:;.: ..... ~ ~~ .... ..!:..c:.· elaborated in Apre~dix A.
8.2 Heritage
8.2.1 Heritage features, sites or structures shall be preserved and enhanced wit\lin-#le Yonge
Street/Ridge Road Northwest Quadrant Secondary Plan and development proposed on related sites
shall be massed, situated, designed or landscaped to respeet and enhance the visual and contextual
relationships that are important to retention of the heritage amenity.
8.2.2 Where heritage properties are identified, these properties will only be developed in consultation
with the Local Architectural Conservation Advisory Committee (LACAC), which shall investigate
means of maintaining as many of these structures as is considered advisable and feasible.
8.2.3 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.
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMB Decision 1924 dated December 29, 2000)
8.3 Urban Design
Page No.2 I
February IS, 2002
8.3.1 Within the Yonge Street/Ridge Road Northwest Quadrant Secondary Plan, wban design shall
emphasize the sensitive visual and functional integration of buildings and structures into the
natural setting of the ORM 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 surrounding 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 siormwater facilities and related infrastructure, lighting or signage.
All these faci!iti.S·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 ofYonge Street as the central corridor in the Yonge Street South community and as
a principal approach to the more urban core ofthe Town, buildings shall be set back a minimum of
60 m 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 gnided by the provisions of the Urban
Design Guidelines contained in Appendix A, including:
a. building height, massing;
b. landscape treattnent; and
c. location of parking areas, driveways and access roads.
JS.3. 1 ln order to facilitate the safe and convenient travel of pedP-strians clung Loth siJ.t:s of .. : vub.; g ~·eet,
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.
9. TRANSPORTATION POLICIES
Y onge Street, the central transportation spine of the community, is an arterial road under the
jurisdictiol!. of the Region. 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 system is
felt to be unnecessaty within this low density, environmentally sensitive precinct.
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
Page No.22
(As Amended By OMB Decision 1924 dated December 29, 2000) February IS, 2002
9. I 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.
9.2 New development shall be served by local roads, which will take access primarily from the arterial
road system at locations satisfactory to the Region. The location of required and preferred roads
as indicated on Schedule A will be determined during the preparation of a Block Plan.
9.3 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. Before any development may be approved,
the Town and the Region shall approve a Block Plan which has established the location of two
accesses to the lands and an internal road pattern within the Secondary Plan lands. Until the
access to Yonge Street has been constructed, development shall not occur within the Secondary
Plan lands. c-i~-·· .
Any access from the Secondary Plan Lands to Ridge Road West will be limited to emergency and
walkway access only. Development will be dependent on access to Y onge Street.
9.4 The location of traffic signals on Yonge Street adjacent to the Secondary Plan· Area, to create
breaks in the traffic flow which will facilitate access onto Yonge Street and to provide controlled
locations for pedestrians to cross the street, will be determined at the development stage.
9.5 The level of development intended for this Secondary Plan area will not likely support an internal
transit system. In determining locations for 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 reasonable walking distances to present and planned local or inter-regional
transit service.
9.6
9.7
10.
10.1
10.1.1
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.8.3.7.
Development within 300m of a railway line shall be required to meet noise, vibration and safety
requirements of the CNR or its successor in title.
The locatior C'f future points of access from developmeflt hlor'Vc;: to thf" artf':ril"'l ro:=~rl erid is shown
on Schedule A. Such !ocauons may be refmed or altered during the preparation of a Block Plan,
subject to approval of the Region or other authority having jurisdiction over the arterial road.
;-c
DEVELOPMENT POLICIES AND GENERAL MVNICIP AL
POLICIES ·/
Master Servicing Study
As a component of the Yonge Street South Secondary Plan, a Master Servicing Study has been
prepared to assess the detailed design requirements, phasing and other matters typically associated
with such a study. Components of that Master Servicing Study that are relevant to this precinct
will be applied where appropriate through agreement with the Town with further review or
analysis if required by the Town.
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMB Docision 1924 dated Docember 29, 2000)
PageNo.23
February 15,2002
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 fmancial contribution for particular
development areas as defined in the Master Servicing Plan shall be incmporated into a Regional
and Town Development Charge Study related to the Yonge Street/Ridge Road Northwest
Quadrant Secondary Plan.
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 ___ /
I 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 a plan of subdivision or plan of condominium,
the draft approval conditions shall specifY that financial or development agreements are to be
executed prior to fmal approval of any plan of subdivision or condominium.
I 0.2.5 These agreements may incorporate front-end fmancing, 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
which density has been transferred remains undeveloped and environmental features or functions
are preserved.
I 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.
10.2.7 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.
10.2.8 Where external services benefit only or primarily lands within this Secondary Plan, an area
specific development charges by-law or by-laws may be passed to recover such costs.
YONGE STREET/RJDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMB Decision 1924 dated December 29, 2000)
10.3 Functional Servicing Plan
PageNo.24
February 15, 2002
10.3.1 In accordance with the requirements of s.ll.l. I, a Functional Servicing Plan shall be prepared as
a component of the approval of a Block Plan. No development shall occur within the Secondary
Plan Area, without the preparation of a Functional Servicing Report to the satisfaction of the
Town.
10.3.2 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
b.
c.
d.
e.
f.
g.
water supply and distribution;
sanitary sewage sy_stem;
storm water·mailagement provisions, in accordance with an approved Storm Water
Manageri.ent Report as outlined in s.l 0.5 and s.ll.2.6;
location of local roads and access to the arterial road system;
all other utilities, which shall be located underground wherever possible;
locations for Canada Post centralized mail delivery systems; and
other necessary works as required by the municipality.
10.3.3 The Functional Servicing Plan shall be reviewed by the appropriate governing authorities prior to
approval by the Town.
1 0.3.4 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
10.4.1 Furore development on private services within this area is generally not permitted by this Plan.
10.5 Storm Water Drainage
I 0.5.1 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 enviromnentally sound
manner designed to preserv-e the ~y::!:~t:~;::~k,;;i:.2! f.::;::~.:::\:::.':::: ;c~ic= =-=~=~ ~l?~M
10.5.2 The preparation of a Functional Servicing Plan, as required by s.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. ~g other requirements,
the following shall apply: ,, -·
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. Smdies 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. S mdies 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
ORM and the health of natural areas including areas of fish habitat and may require non-
traditional methods of disposal; and
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
Page No.25
(As Amended By OMB Decision 1924 dated December 29, 2000) February 15,2002
d. Stonnwater 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
10.6.1 Development pennitted 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.
10.6.2 Development pennitted bY this PJan shall proceed by plan of subdivision, plan of condominium,
rezoning approval or gther development application only when the municipal water supply and
distribution facilities, municipal sanitary sewer services and stonn 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 servicing deficiencies, shall
be identified together with relevant infonnation 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 completion of actions, which would rectify servicing 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 pennitted to proceed prior to the
completion of the works necessary to rectify the deficiency.
10.7 Buffering and Compatibility Policies
I 0. 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 fonns of incompatibility, and shall include the following measures:
a) Control on the location, orientation and design ofbuildings, vehicular and pedestrian circulation
routes, outside storage, lighting, parking, loading, structures, signs, works and other service areas
so as to mi~I_Ilize detrimental effects;
b) Maintenance of sufficient acoustic, vibration, visual and ottter bufiering t.'rrough the establishment
and maintenance of adequate separation distances, vegetation barriers, and works such as walls,
fences, screens and landscaped benns;
c) Consideration of visual conditions, where proposed development may adversely affect the
aesthetic quality of adjacent areas, in order to identify how the aesthetie>-qliafity of the area will be
affected and the methods which would be employed to minimize oidverse impacts;
d) Confonnity with the regulations of any Federal or Provincial ministry or agency having
jurisdiction; and
e) Confonnity with required buffers pursuant to an Environmental Impact Study.
11. IMPLEMENTATION
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,
hydrogeological analysis and methods of servicing will be detennined during the preparation of a
Block Plan. Such analysis will be to a level sufficient to determine a specific pattern of
development, location of trails and community infrastructure, and means of servicing in an
YONGESTREETnuDGEROADNORTHWESTQUADRANT
SECONDARY PLAN
(As Amended By OMS Decision 1924 dated December 29, 2000)
PilgeNo.26
February Is. 2002
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 zoning applications and development
applications such as plans of subdivision, condominium, or site plans. 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.
In the development of this Secondary Plan, numerous technical studies have been completed in
support the detailed Land Use Schedule A. These studies have determined the limits of
environmental features and significant landforms. The studies completed in conjunction with this
Secondary Plan were environmental impact review, landform conservation review,
hydrogeological review, traffic analysis, and functional servicing study. These studies will form
the basis for agJ!ilionlil review, if required, at the development application stage.
The following section provides detailed policy provisions with respect to additional studies and
plans which will be required in order to refme locations and types of development so that a
compatible integration of new uses within both the natural environment and established
development patterns in the Yonge Street/Ridge Road Northwest Quadrant Secondary Plan can be
achieved.
(Note: general identification of boundaries of significant landform features and environmental
areas and natural areas to be preserved are required prior to Block Plan preparation)
11.1. Block Plan Requirements
11.1.1 Prior to approval of any development, a Block Plan at a minimum scale of I :2000 must be
prepared by development proponents in consultation with the Town and appropriate agencies, and
approved by the Town and the Region indicating:
a. existing topography at I m contour levels;
b. location of new public or private local roads within the Secondary Plan area;
c. location of intersections with existing arterial roads to the satisfaction of the appropriate
Region or Town jurisdiction;
d. detailed boundaries oflandform features, EP As, Ecological Buffers to EPAs, EF As, and
l:.KAs;
e. location and size of school site;
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;
I. consideration of the interface with adjacent areas which contain an EPA, EF A, or ERAs
or are of a less intense use; and means of screening or buffering such environmental
fe!'ture or less intense land use; and
m. how at least two (2) means of access, with the primary access to Yonge Street, will be
provided.
11.1.2 As part of the supporting documentation, prior to the approval of a Block Plan the following
studies shall be required:
a) a Functional Servicing Plan in accordance with s.l0.3;
b) a Landform Conservation Study in accordance with s.l!.2.3; and·
c) a Hydrogeological Study in accordance with s.ll.2.5.
)
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
PageNo.27
(As Amended By OMB Deeision 1924 dated Deeember 29, 2000) February 15, 2002
11.1.3 Development of a Block Plan shall involve consultation with affected property owners within the
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.
11.2 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 (EIS)
Where required, an EIS shall be prepared to the satisfaction of the Town, the Region and the
appropriate Co'lt~ervation Authority or other authority having jurisdiction, and shall at minimum:
a. identify the limits of EP As, EF As and ERAs and provide a comprehensive description of
EPAs, EFAs and ERAs including a three season inventory of all flora, vegetation
communities and wildlife;
b. evaluate the quality and significance of the environmental feature with respect to
disturbance, biological diversity, etc., in a local and regional context;
c. identify any local, provincial or nationally significant components that occur in the
feature;
d. describe the ecological functions (e.g., linkage, erosion control, wildlife habitat,
headwater protection, etc.) that the environmental feature provides;
e. descnbe the proposed development including conceptual servicing and stormwater
management;
f. describe the relationship ofEPAs, EFAs and ERAs to proposed development with respect
to potential impacts to vegetation and wildlife, in terms of impacts to both structure and
ecological function;
g. demonstrate if, how and where development can proceed without negative impact to
EPAs, EFAs and ERAs;
h. describe negative impacts and any proposed mitigation of impacts, including buffers;
1. identify net environmental impacts; and
J. have regard for Provincial Policy Statements, and the ORM (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; _ / -c
b. the opportunities and limitations imposed 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. lotting or design alternatives to ensure the protection and enhancement of the landform
and natural topography; and
g. 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 Preservation Study, carried out by a professional arborist, shall include an inventory
of trees and shall:
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
Page No.28
(As Amended By OMB Decision 1924 dated December 29, 2000) February 15, 2002
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
d. include a plan for restoration and enhancement of any significant identified trees and
wooded areas which are destroyed or removed
I 1.2.5 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
propE'!_e,d-<levelopment 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 m 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.
II .2.6 Storm water 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. defme stormwater management requirements necessary to meet water quality, erosion
and flood control •tandards;
.,. '1~.::~.;:~: th'=' Pvi~:tin~ "''~t~r budget and determine the groundwate~ recharge functi~n
provided by the site;
h. defme infiltration requirements with respect to groundwater quality and quantity,
necessary to maintain the existing groundwater recharge functions;
t. identify, screen and evaluate alternative management practice_!' l)as~ on guidelines
provided in the MOE Stormwater Practices Planning lltld Design Manual;
j. recommend the preferred storm water management actions necessary to meet any
infiltration requirements;
k. recommend the preferred form of any storm water management facilities necessary to
meet water quality, erosion and flood control targets; and
I. provide preliminary design of the storm water 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.
l 1.3. 1 In addition to the requirements of the Planning Act, plans of subdivision or plans of condominium
within the Plan area must include:
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
PageNo.29
(As Amended By OMB Decision 1924 dated December29, 2000) February 15, 2002
a. mapping at a minimum scale of 1:1000 showing existing grades at minimum 1.0 m
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 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 jurisdiciion:
a. an EIS of all EP As, EF As and ERAs within the subject plan area;
b. a Vegetation Preservation Plan;
c. a Landform Conservation Plan (or demonstrated conformity with the Landform
Cons~~~ti01i"StUdy 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 and a monitoring and contingency program to ensure ongoing
assessment of the effectiveness and operation of the storm water management and
groundwater recharge systems, which program shall, at a minimum, contain the following
· components:
1. Monitoring:
I. The parameters for water quality assessment to be measured
(potentially this may include chloride, BTEX (if road runoff is expected
to be infiltrated) nitrate, phosphorus and a representative herbicide and
2.
3.
4.
pesticide normally expected to be used within residential development;
The intended frequency of the data collection;
Threshold litnits for each parameter with regard to the DWO standards;
Monitoring instrumentation types, sizes, number, monitoring locations,
depths and orientation relative to the facilities being monitored;
5. Location of known groundwater divides and flow patterns and
measured groundwater levels in the Oa:k Ridges Moraine Aquifer
Complex and key monitoring wells;
6. Barometric conditions at titne of monitoring and barometric corrections
7.
8.
to be applied;
The frequency and location ofwater.quali~ :r~a~ir..gs;
Predicted height of the groundwater mound infiltration or recharge
facilities with sensitivity analyses for wet and dry years; and
9. Threshold litnits for infiltration water quantity that would trigger the
contingency plans.
ii~ Contingencies:
Based on the results of the monitoring prograin, the contingency program would
identify the actions or activities that must be undertaken to ensure that storm water
management and ground water infiltration systems function in accordance with
expected litnits.
iii. Implementation:
An itnplementation strategy to cover the pre-construction, consttuction and post-
construction phases sha:ll be developed to cover:
1. Recommended frequency of measurements and reporting under
recommended monitoring; and
2. Recommendation for on-going monitoring responsibilities and costs;
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMB Decision 1924 dated December 29, 2000)
Page No.30
February 15, 2002
e. a Hydrogeological Study (or demonstrated conformity with the Hydrogeological Study
approved during the approval of the Block Plan) iocluding maiotenance of the water
budget to preserve hydrogeological function and groundwater infiltration;
f. io an area where archaeological potential has been identified duriog 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 iodicatiog that all archaeological resource
concerns have met licensing and resource conservation requirements;
g. a proposed gradiog 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 this site.
11.3 .3 All lots must be provided with ri:mnicipal serviciog.
11.3 .4 All lots or clusfer blocks 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 floodiog, subsidence or erosion, or haviog topographic
or other significant environmental consttaiots shall be used io calculatiog the mioimum net lot
area.
11.3.6 All lots or cluster blocks shall have appropriate frontage upon and access to a public road of a
standard of design, construction and maiotenance that is appropriate for the volume of traffic it
must carry and the accesses to it.
I 1.3. 7 Where areas, which are seasonally wet, may 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 set back 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 storm water management feature.
11.4 Zoning By-laws
11.4.1 Implementing By-laws
This Plan shall he implemented by the passage of Zoning B:•· !•"": i"T'''a~t t~ tl--n':---'-:: '"'
and in compliance with the provtsions of this Plan, including the following:
a. no zoning By-law or Zoning By-law amendment, except for a Holding Provision By-law
related to s.l 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 developJil"nt proposed by the By-
law or By-law amendment are available. . "--
b. no provision of this Plan shall be deemed to reqwfe"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
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMS Decision 1924 dated December 29, 2000)
b. a Vegetation Preservation Plan;
Page No.32
February 15, 2002
c. a Landform Conservation Plan (or demonstrated conformity with the Landform
Conservation Study prepared during the approval of the Block Plan) which demonstrates
means of conserving topography and significant landfmm 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 iicensing and resource conservation requirements;
g. a prop'osed 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 this site.
I L5.6 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 widening 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 ofadjoining 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, sanita,ty~ewage facilities
and other public utilities of the municipality or local board therecl on ·the land; and
1. maintenance of significant features, vegetation or hmdfcirm; restricting the area to be
impacted by construction to minimize soil compaction throughout the lands and
particularly in areas of silty soils, which are susceptible to compaction and, where
appropriate, provision of new landscaping, pedestrian access or protection or
enhancement of these features.
ll.6 Public and Private Servicing
11.6.1 It is intended that the construction of public or private services, such as roads, sewers, sanitary and
storm water facilities, or utilities, within the Yonge Street/Ridge Road Northwest Quadrant
Secondary Plan Area will be carried out in an environmentally sensitive manner and using 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.
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
Page No.33
(As Amended By OMB Decision 1924 dated December29, 2000) Febrwuy 15, 2002
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.
11.7 Land and Right of Way Acquisitions
II. 7 .I 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 ofY ork 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. easemen~_, .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, includiOg front-end agreements, fmancial
agreements and development agreements to provide for the servicing and transportation
infrastructure to accommodate the resulting growth.
12. IN i'ERPRETATION
The Y onge Street/Ridge Road Northwest Quadrant Secondary Plan is int"Q<;I_ed to be read in the
context of the overall policy provisions of the Aurora Official Plan an<tto'provide further
elaboration to those policies. Where there appears to be c9nfliCt between the two, the Secondary
Plan provisions shall prevail.
13. SCHEQULES
This Plan shall be read in conjunction with the following schedules:
A. Land Use Plan
B. Infiltration Potential
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMB Decision 1924 dated December 29, 2000)
APPENDIX A-URBAN DESIGN GUIDELINES
Page No.34
February IS, 2002
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 notes contrast to the more urban
streetscape that has developed along this corridor to the south in Richmond Hill and to tlie north of the
CNR where the urban core of the Town of Aurora is located. The rolling topography, wooded preserves
and low intensity of devi:lopment, are fundamental components of this image.
This portion of the corridor is significant along Yonge Street with respect to its unusual and distinctive
topography, landscape quality and unobtrusive level of human construction. Means of preserving or
strengthening these el~o;nts;while continuing to incorporate historic buildings and providing for
compatible new development are enunciated through the Urban Design Guidelines.
Intent
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 reinforced through the
encouragement of private actions and the implementation of public actions and works.
Yonge Street Frontage
I. In order to preserve and enhance the existing rural character of the Y onge Street corridor as it passes
through the Secondary Plan Area, a natural border to Yonge Street shall be preserved and new
development shall:
a) be setback a minimum of 60 m from the centre line ofYonge Street;
b) avoid all accessory buildings and structures, including parking areas, driveways and access roads
within the 60 metre setback, 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
c) respect the existing topography of the sites, to the maximum extent possible.
2. It is Council's ir.teni that Yonge Street through the Secondary Plan Area should cnntinue !"maintain a
rural profile, with ditches on both sides of the street.
3. It is Council's intent to work with the Region in order to provide a lighted, hard-surfaced pedestrian
path and bicycle ro_ute within the boulevard of the street right-of-way, wit!! the'peaestrian path being
located on the opposite side of the ditches to the road pavement. Jhe path should be created in such a
manner as to have low shrubbery on its street side, and the fultscale landscaped setback described in
guideline I 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.
4. 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.
5. Parking areas should be located in areas which are removed or screened from Y onge Street.
YONGE STREET/RIDGE ROAD NORTHWEST QUADRANT
SECONDARY PLAN
(As Amended By OMB Decision 1924 dated December 29, 2000)
Page No.35
February 15,2002
6. 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.
7. Within the 60-metre setback, fences shall be unobtrusive, constructed of natural materials, and
designed to blend with the semi-rural character of the Yonge Street corridor.
TownSALOGOP ArevisionJan090 !.doc
::ODMAIPCDOCSIBUSINESS_LAW\76561412
=--!-
-.
EMERGENCY and WALKWAY ACCESS ONLY
LEGEND
eelS ENVIRONMENTAL I!!UJ PROTECTION AREA
~ ENVIRONMENTAL ~ FUNCTION AREA
~ ENVIRONMENTAL ~ RESTORATION AREA
• ECOLOGICAL BUFFER
~ BUILDING SETBACK
• RESIDENTIAL CLUSTER
® SCHOOL/ PARK
D PRIVATE OPEN SPACE
•••• PUBLICTRAIL
ACCESS POINT
---SECONDARY PLAN BOUNDARY
YONGE STREET I RIDGE ROAD
NORTHWEST QUADRANT
SECONDARY PLAN
SCHEDULE 'A' LAND USE
NOVEMBER 30, 2000
I
-.--•• ~-----
ml l2J
0.1102/01 l3:H FAX 418 86% 7881 14100%/016
ISSUE DATE
Dec. 29, 2000 lei PL991152
DECISION/ORDER NO:
1923 a:-
Ontario Municipal Board
Commission des affaires municipales de !'Ontario
James Sder has appealed to the Ontario Municipal Board under subsection 22(7) of the
Planning Act, R.S.O. 1990, c. P.13, as amended.lrom Council's refusal or neglect to enact a
proposed amendment to the Official Plan for!he Town of Aurora to redesignate landsat 13990and
14028 Yonge Street (Part Lot 72. Concession 1 W.Y.S.) from Estate Residential to High and
Medium Density Urban Residential to pennit an aduH-Iifestyle residential community
OMB File Number: 0990196
James Bder has appealed to the Ontario Municipal Board under subsection 34(11) of the
Planning Act, R.S.O. 1990, c. P .13, as amended. from Council's refusal or neglect to enact a
proposeclamendmenttoZoningBy-law2213-78of1heTownofAuraratorezonelandsrespec:ling
13990 and 14028 Yonge Street (Part Lot 72. Coneassion 1 W.Y.S.) from Rural (RU) to Row
Dwelling Residential (RB). Third Dens1ty Apartment Residential (RA3) and Major Open Space (0)
to permit a residential development
OMB File Number: ZD00026
1131317 Ontario Inc., Tulfam Oevelopmentsltd.,5517980nlario Ltd.,DuncanCoutlsando!hers
have appealed to the Ontario Municipal Board under subsection 22(7) of !he Planning Al:l,
RS.O. 1990, c. P.13, as amended, from Council's refusal or neglect to enact a proposed
amendmenttotheOfliciaJ Plan for the Town ofAuroratoredesignatslandsatPartl...cits 74and 75,
Concession 1, WYS from Rural to Urban Residential, Environmental Protection Area and
Environmental Policy Area B Estate Residential to High and Medium Density Urban Residential to
permit an a residential development
OMB File No. 0000177
APPEARANCES:
Parties
James Elder RK.Webb*
Town of Aurora K. Rosenberg•
Region of York D. Sinclair"
Ratepayers of Aurora Yonge South S. Walmer. M. Dodson and P. Blis
MEMORANDUM OF ORAL DECISION DELIVERED BY D. R GRANGER
ON DECEMBER 6. 2000 AND ORDER OF THE BOARD
~ ' -.,. ,.., -r' . ...,.no
01102101 13: 1S FAX 418 88% 7681 li!!0031016
·2· Pl991152
This is a decision related only to the appeal by James Elder from the Council of the
Town of Aurora's (Town) refusal to enact a proposedamenclmentto1he Ofticial Plan originally
intended to redesignate lands of the applicant from Estate Residential to High and Medium
Density Urban Residential. The applicant is also appealing the Town's refusal to enact a
proposedamendmenttoBy-law2213-78. Theappficatiansnowproposeamaximum40-unit
single family detached lot subdivision on an approximate eight-hectare parcel of land at
13990 and 14028 Yonge Street which are located at the northwestcomerofYonge Street and
Elderberry Trail.
The Board was informed that all parties to the hearing had mutually settled the
matters at dispute on the basis of a· proposed Official Plan Amendment 39 (OPA 39)
and By-law 4245-00.D (By-law) presented as Exhibits 122 and 123a respectively and
applying specifically to the lands of Elder.
C. Gravely, on behalf of the Town provided uncontradicted professional land use
planning evidence in support of the proposed OPA 39 and By-law. No other evidence Was
presented.
On all ofthe plaMing evidence presented, and having regan::lforthe Provincial Policy
Statement, the Board finds that OPA 39 and the By-law meetthe intentofthe Implementation
Guidelines forthe Oak Ridges Moraine (ORMIG), conform to the Region and Town Official
Plans and are appropriate, represent good planning and are in the overall public interest. The
Board finds that the proposed OPA and By-law strike an equitable balance between the
Town'sstrategyforgrowthanddesiretoprotectthenaturalenvironmentassociatedwiththis
unique area of the Oak Ridges Moraine •.
The Board recognizes the hard work undertaken since October 30, 2000 and
commends all of the parties, participants and their experts for the efforts in reaching a full
settlement regarding the matters at dispute.
In conclusion, the Board allows the appeals by Elder and approves Official Plan
Amendment 39 (Exhibit 122), Attachment "1" to this decision and amends By-law 2213-78
in the manner set out in By-law 4245-00.D (Exhibit 123a), Attachment "T to this decision.
The Board so Orders.
D. R. GRANGER
MEMBER
)
TOWN OF AURORA
ELDERBERRY FARM
SECONDARY PLAN
AMENDMENT NO. 39.
TO THE OFFICIAL PLAN FOR THE
TOWN OF AURORA
December 6, 2000
Regular text is agreed upon text based on OPA No. 34 and SALOG updated as agreed upon by the Town
where applicable to these lands.
Bolded Text is site· specific revised text as agreed upon by the Panies
ELDERBERRY FARM
SECONDARY PLAN
Page No.I
AS SUBMITTED TO THE OMB December 6. 2000
THE AMENDMENT
1. INTRODUCTION
1.1 All of this section of the document entitled" THE AMENDME]'O"', consisting of the following
text and Schedules A and B attached hereto, constitutes Amendment No.39 to the Official Plan
for the Town of Aurora and shall be known as the Elderberry Farm Secondary Plan
1.2 Land Use Plan and Text Changes
Schedule A of the Official Plan as amended by OPA #17 identifies the lands subject to this
Secondary Plan as being within the Y onge Street South Urban Expansion area.
Within the area of Schedule A to the Town's Official Plan corresponding to the boundaries
delineated on Schedule A of this Amendment, the land use designations of Schedule A to the
Town's Official Plan, and the 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. This Secondary Plan
may be consolidated in the future with a Yonge Street South Secondary Plan (e.g. Official
Plan Amendment No. 34 which is subject to approval.)
1.3 This Amendment will be implemented by appropriate amendments io' 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 srudies arid more detailed Block Plans as identified in Section II of this
Amendment.
1.4 The provisions set forth in Section 12 shall apply regarding the interpretation of this Amendment.
2. GENERAL CONCEPTS AND OBJECTIVES
2.1.1 The Yonge Street Area is contained within the Oak Ridges Moraine (ORM), a significant and
sensitive landform of Provincial interest. Within the Yonge Street South area, the ORM includes
the height of land and watershed divide of the moraine and contains significant landforms and
narural fearures 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 furure development shall only be
supported based on demonstration that the narural environmental fearures 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 narural environment. New development will be characterized 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 Srudy and OPA 17, is
proposed to average approximately 2 units per acre over the constrained and unconstrained
•
ELDERBERRY FARM
SECONDARY PLAN
AS SUBMITIEDTOTiiE OMB
Page: No.2
December 6. 2000
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 !be area
may also be developed along Y onge Street near Bloomington Road.
2.1.3 The Elderberry Farm, which is the subject of this site specific Secondary Plan is situated in
the middle of the Yonge Street South Urban Expansion Area at tbe north west comer of
Elderberry Trail and Yonge Street Other land use features in proximity to this precinct
that assist in maintaining its character are the Beacon Hall Golf Club, Aurora Cemetery,
riding stables and Estate Residential homes along Ridge Road, Elderberry Trail and
Hunters Glen. While there is a need to preserve the-character of this area as a lower
intensity development area, the Town bas also determined.tbat it is suitable for development
with proper Planning tools in place to ensure the essence of this character is maintained.
2.1.4 Yonge St, the historic north-south arterial road within the Region, will continue as !be 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. Yonge St is not identified as an Urban
Corridor by the Region's OP within this portion of !be Region, and it is !be Town's intention that
development along Y onge St 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 ofYonge Stand 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.
2.1.5 It is anticipated that development permitted for the Yonge Street South area_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
VandorfRoad by other Secondary Plan amendments but included within the Master Servicing
Analysis for this area.
2.1.6 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. 7 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 .
. 2.1.8 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. A 'Block Plan ' supported
by identified studies is intended to provide a determination oflocal road pattern, internal servicing,
as well as areas suitable for residential clusters on lands designated for Cluster Residential
development on sites abutting or adjacent to this site on the west side of Yonge Street.
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. The Elderberry Farm site
shall accommodate a maximum of forty (40) residential units.
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 ecological functions of the area are protected, enhanced, restored and sustained over
the long term.
ELDERBERRY FARM
SECONDARY PLAN
Page No.3
December 6. ~000 AS SUBMilTED TO THE OMB
2.2.2
2.2.3
2.2.4
2.2.5
2.2.6
2.2.7
2.2.8
2.2.9
2.2. 10
To provide a high quality of life for present and futw:e 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 oflife within this area.
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.
To implement the principles, .criteria and study requirements of the Oak Ridges Moraine Area
Implementation Guidelines and the environmental policies of the York Region Official Plan.
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.
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.
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.
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.
To minimize the need for additional roads and paved surfaces while maintaining safe and
convenient access to existing and new residents of the area.
To provide an opportunity for the development of a limited number of new, small scale
institutional uses in the broader area, if required 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 ofthe
area; and with other established or planned uses; as well as to provide detailed direction for
development of the Yonge Street corridor.
2.2.14 To implement the objectives and land use direction presented in this Secondary Plan through
preparation of a detailed Block Plan, 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.
\
ELDERBERRY FARM
SECONDARY PLAN
Page No.4
AS SUBMITIED TO 11iE OMB December{>. 2000
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.
3. RESIDENTIAL LAND USE POLICIES
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 this Secondary Plan Area. The policies are intended to provide a
cluster development pattern, which is mutually compatible with the low density of existing
development and the environmentally sensitive features and function of the area
3 .1.2 New development will occur at densities on the basis of full municipal services at not more than
five (5) units per hectare (two (2) units per acre) over the constrained and unconstrained lands,
which are subject to a development application.
3 .1.3 Matters such as building size, Jot 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-Jaws 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 Cluster Residential land use designations are shown on Schedule A.
3.2.1 Permitted Uses General to all Residential Designations
Notwithstanding the provisions ofs.3. I.I 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:
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 suppon housing subject to a re-zoning application which will consider
the ability of the proposed supponive housing use to develop in accordance with the form
and type of housing within the respective residential designation, the compatibility of the
surrounding residential fabric, and whether the form of supponive housing is suitable to
the iimited 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 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; ·
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f. Private Open Space;
g. Utilities, necessary to serve the community, including stonn water management facilities;
and
b. Buildings and structures accessory to a pennitted use.
3 .2.2 Density Policies
a. The following defmitions shall be used in applying the density provisions for residential
development within the Secondary Plan area:
i. 'gross residential density' means the .number of dwelling units divided by the
gross residential land area within the lands subject to this Secondary Plan.
Gross residential land area includes local roads within the residential area, trails,
shared private open space, Environmental Protection, Environmental Function
Ecological Restoration and Ecological Buffer Areas. Excluded areas include
institutional uses such as government offices, schools, a health care facility,
nursing home or a Neighbourhood Park.
b. Density transfers for the purpose of residential clustering 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, is subject
to a conservation easement, or has a restrictive covenant or other fonn of legal
agreement which ensures that it will remain in an undeveloped and natural form,
in perpetuity, to continue 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 five (5) units per hectare I two
(2) units/acre".
3.2.3 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 a
substantial separation between existing lot lines and proposed new buildings as indicated on
Schedule A.
d. Generally more dense development shall be directed towards Yonge Street with lower
densities forming a transition towards Estate Residential interfaces.
3.2.4 Typical Infrastructure and Amenities for New Development
All development in Cluster 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;
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e) Any other services, works or considerations that are appropriate for the development or
that are required elsewhere in this Plan.
3 .2.5 Block Plan Requirements
Prior to approval of an application to permit development (including a rezoning, consent
application, plan of subdivision, plan of condominium, or a site plan) within any Cluster
Residential designation, a Block Plan for the lands subject to this amendment must be approved by
the Town in accordance with s.ll.
3~.6 Supporting Studies
Prior to approval of a development application on the lands subject to this amendment, the
proponent shall submit appropriate Supporting Studies in accordance with ~.11.2.
3.3 CLUSTER RESIDENTIAL
The following policies shall apply to the lands having a Cluster Residential designation on
Schedule A.
3.3 .I Permitted uses in a Cluster Residential designation are single detached dwellings 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 in consideration of
landfonn conservation efforts and the overall built form compatibility ofthis Secondary Plan area
to existing development.
3.3.2 Buildings shall not cover more than twelve percent (12%) ofall the lands in this Secondary Plan
Area. To the greatest extent possible, land 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
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
landfonns and retained natural areas of the Oak Ridges Moraine to be visually and functionally
linked to areas of low intensity development. Areas retained as open space are intended to
preserve the natural landscape quality ofthe area and shall not contain buildings, swimming pools
or other areas of paved or impervious surface covering more than 5% of such area. Any necessary
setbacks, roads, parking areas or private driveways shall not be considered to form any portion of
this required open space area.
3.33 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.\1.2.2;
b. arrangement and design which conserves landform in accordance with Development
Guidelines 7.1.8 and 7.1.9 in the "Landform Conservation in the Oak Ridges Moraine",
(Background Study # 5 to the Oak Ridges Moraine Area Planning Study by Johnson
Sustronk Weinstein & Associates and HBT AGRA Limited, April\993) 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.\1.2.5;
c. screening by topography and/or vegetation, from existing estate residential lots on
Elderberry Trail and maintenance of a minimum separation distance of
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approximately 44 metres between tbe existing estate residential houses on
·Elderberry Trail and any new dwelling in the Cluster Residential development 1;
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 dedi!=Jlted 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.
3.3.4 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.
3.3 .5 In the preparation of a Block Plan, abutting areas suitable for residential clusters, shall be more
precisely 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 conform to the overall policies arid intent of this Plan.
3.3.6 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.
3.3.7 A Block Plan shall be further refmed 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.l1.3. This more specific and detailed development scheme shall form the basis of
a site specific Zoning By-law.
3.3.8 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 ofs.ll.5.5 of this Plan.
4. Institutional Land Use Policies
The following policies apply to Institutional land uses and areas containing municipal utilities as
indicated on Schedule A.
4.1 Intent
No Institutional uses are contemplated within this Secondary Plan but municipal utilities may be
required ..
4.1.1 Designations
The following Institutional uses are recognized and permitted by the designation illustrated on
Schedule A:
a) Municipal Utilities
1 Currently two barns and an arena abuts the closest lot on Elderberry Trail. A minimum separation
distance of 44 metres between the existing house and new homes is considered adequate and an
improved interface to the current use.
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5. OPEN SPACE LAND USE POLICIES
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In accordance with s.3 .5 of the Aurora Official Plan, the following policies recognize the
significance of Open Space areas for the use and enjoyment of recreational activities as well as for
the passive use and enjoyment of the natural environment, within the Secondary Plan area of the
Oak Ridges Moraine. The following polices shall apply to Open Space designations on Schedule
A, including a proposed linear park linkage, 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. It is
recognized 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. The Town attempts to maintain and enhance such landscape characteristics.
Designated 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 tra]llinkages between and through natural
features if it can be demonstrated that public access will not have negative impact on the natural
features and their functions.
5.1.1 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 is primarily intended for active or passive recreation use, including trails. Areas of
Private Open Space that accommodate a specific function 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 Environmental Function Areas on Schedule A, may be dedicated to the Town
and 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/Park on Schedule A 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 Lands designated Public Open Space shall be acquired and used in accordance with the policies of
s.3.5 of the Aurora Official Plan. Public Open Space may be designed to include storm water
detention features. Storm water detention areas shall not be accepted as part of the required
parkland dedication in accordance with tbe policies of the Aurora Official Plan and under
the provisions of the Planning Act. ·
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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.
5.2.3 Lands dedicated for parks sh.all be in a location and condition acceptable to the Town. All active
parks should have frontage on a public road.
5.3 Private Open Space
Lands designated Private Open Space or lands designated Environmenral Function Area
(EFA) on Schedule A but held in private ownership shall not be construed as being open or
available to the public.
5.3.1 Permitted uses within an area of Private Open Space or EFA shall be limited to uses, which retain
the site in an open condition.
5.3 .2 In order to facilitate the completion of a network of trails through the area as shown on Schedule
A, the Town will endeavour to achieve easements or rights of way indicated along the boundaries
or through areas of Private Open Space or EF A.
5.3.3 Within Private Open Space or EFA designations, the Town 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 and 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.
5.4 Trails
The location of proposed Trails is identified on Schedule A. 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 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 or adjacent to Environmental Function Areas and where it can be demonstrated that
public access will not have negative impact on the natural features and their functions.
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 then
impervious materials (except where road surface or sidewalks form trail components).
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5.4.5 Where additional landscaping is desirable along Trails, it shall consist only of native species.
5.4.6 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.
6. ENVIRONMENTAL LAND USE POLICIES
The Environmental designations on Schedule A contaiil 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 or failing that, to keep the number of owners as small as possible.
6.1 Intent
The intent of the Environmental Function Area designations on Schedule A is to protect and/or
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 moderately high environmental function and opportunities to link and enhance these Areas. 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. Some of the area within the
Secondary Plan is identified as providing a high/moderate ground water recharge function as
shown on Schedule B. 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 Jess 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 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 this 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
have negative impact on the natural features and its functions.
6.2.2 It is not the policy of Council to purchase environmental areas or accept 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 EFA Environmental Impact Study
(EIS) shall be undertaken in accordance with the Terms of Reference approved by the Town in
consultation with the appropriate agencies or jurisdictions, as warranted. The EIS shall define the
exact size, significance and extent of the environmental feature. As a minimum, an EIS shaH
address the matters set out in Section I 1.2.2.
6.2.4 The removal, destruction, damage or alteration to the boundary of an EFA (except such alteration
as is supported by an EIS) shall not result in a change to the designation or policies for these areas,
nor qualifY such areas as suitable sites for development.
\
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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 EFA lands are dedicated to the Town, these lands shall be subtracted from the gross
development area for purposes of calculating park land dedication.
6.3 Environmental Protection Areas
Although an Environmental Protection Area is not found within the Elderberry Farm Secondary
Plan, this designation does apply to a neighbouring property and will be considered during the
Block Plan.
6.3 .I EP As contain the most significant areas of ecological importance within the Secondary Plan area.
It is the Town's intent to acquire such areas or ensure their preservation through conservation
easements.
6.3.2 The intent in designating EPAs is to protect ecological structure and function, and 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 EPAs.include the following features:
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
ofNatural 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 OMNR;
d. Woodlands greater than 4 ha in size;
e. Significant vegetation communities including mature forests (greater than I 00 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 EPA except for erosion and flood
control works; fish, wildlife or conservation management measures, or ecologically based
restoration or management.
6.3 .5 Pedestrian paths, essential erosion and flood control works and essential public works may be
permitted, subject to an EIS or an Environmental Assessment prepared under the Environmental
Assessment Act, provided that the landform and ecological function for which the area was
identified is _maintained and environmental impacts are adequately mitigated.
6.3.6 The boundaries ofEPAs within this Secondary Plan shall be staked in the field and surveyed to the
satisfaction of the appropriate authorities during the preparation of a Block Plan.
6.3.7 Removal or significant alteration in the boundaries of an EPA will require an amendment to this
Plan. Changes to the boundaries of an EPA, due to the conclusions of an approved EIS conducted
in accordance with the provisions of s.ll.2.2, shall not require an amendment to this Plan.
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6.3.8 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 EPA to other lands within the Secondary Plan
area, the Town may request that the EPA 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 EPA.
6.3.10 Land designated EPA 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.
6.4 Environmental Function Areas
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 or areas that
exhibit significant Oak Ridges Moraine landform characteristics. The intent in designating EF As
is to protect both ecological function and areas that exhibit significant Oak Ridges Moraine
landform characteristics. Many of these areas are located on soils with potentially high
infiltration, with treed vegetative 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, compacied 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 EFA designation includes:
a. areas that have high potential for groundwater recharge and support predominantly native
forest cover (including early successional areas);
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, slopes over ten percent (I 0%)
6.4.3 Development in an EFA is restricted to pedestrian paths, essential storm water management
facilities, roads, and essential public works provided it is demonstrated, through:
i) an Environmental Impact Study, that both the ecological function for which the area is
identified and areas that exhibit significant Oak Ridges Moraine landform characteristics
are ,_ at a minimum, maintained;
ii) 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 11.2.4, that vegetation is preserved to the greatest extent possible, and
i) a Landform Conservation Plan as described in Section 7 of this Amendment and s.l 1.2.3
that illustrates how the landform is to be preserved.
6.4.4 Where an EF A is adjacent to lands designated Cluster Residential, every effort shall be made to
retain this area by transferring the residential density from the EFA to the lands designated Cluster
Residential. ·Development shall not be permitted within such EFAs until it has been demonstrated
that it would not adversely impact the function provided or the essence of the landform feature.
6.4.5 Modification of an EFA boundary 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. I.l Existing homes and new homes on lots of record are permitted subjectto other policies of the
Official Plan and the provisions of the Zoning By-Jaw.
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6.1.2 Where development is proposed within an EF A, 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 ~ection 112.4.
6.4.8 Wherever possible, the boundaries ofEF As within this Secondary Plan shall be staked in the field
and surveyed to the satisfaction of the appropriate authorities during the preparation of a Block
Plan.
6.4.9 Where residential density is transferred from an EFA to other lands within the Secondary Plan
area, the Town may request that the EFA 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 EF A.
6.4.1 0 Notwithstanding anything in this section, no storm water management facility will be permitted on
slopes greater than ten percent (I 0%) and grading of slopes over I 0% shall be strongly
discouraged.
7. ENVIRONMENTAL MANAGENIENT
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 EF As on Schedule A and include the Area of
High/moderate Infiltration Potential shown on Schedule B.
7.1 Ground Water Management
The ORM is amongst the most important aquifer systems in southern Ontario. From a
hydrogeological perspective, the ORM is a regional recharge area characterized by 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 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 basetlow to
the headwaters of streams originating in the ORM.
These factors highlight the exceptional significance of proper groundwater management within
this area, underlie Provincial interest in the ORM, and explain the identification of most of the
area by the LSRCA as being within an 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 theYonge Street South area as
presently developed retains sufficient infiltration potential to maintain. a stable regime that will
protect groundwater supply and streams.
7.1.1 It is intended 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 ESA has been
further refmed through studies leading to the preparation of this Secondary Plan as shown on the
High/moderate Infiltration description of Schedule B. The limits of the High/moderate Infiltration
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area shall be more precisely determined at the time of preparation of Block Plans or development
applications in consultation with the Town and LSRCA through preparation of a Hydrogeological
Study in accordance with the provisions of s.IJ.2.5 as further detailed in Appendix B. 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 preventgroundwater contamination.
7.2 Flood Prone Areas
7 .2.1 Flood Prone :Areas are identified in the OP in accordance with the mapping and regulations of the
LSRCA and include ponions of the Holland River. Within the Secondary Plan area, such areas lie
within an EPA or area of Private Open Space where no development is intended.
··· 7.2.2 These areas ~hall be reflected in a category of the Zoning By-law, which precludes development.
7.3 Landform Conservation
In accordance with s.3.l 1.1.4 of the Aurora OP, it is recognized that the ORM feature is considered to be
a significant and sensitive landform. However, it is also recognized that at a local scale, it is feasible to
undenake low intensity development that results in minimal impact to the topography and still preserves
that essential topographic character of the Morame which forms part of the distffictive character of this
Secondary Plan area.
7 .I .4 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.ll.2.3 shall be prepared during the preparation of a Block Plan. Where landform
features are considered to be highly representative ofthe moraine and contribute to the distinctive
character of this Secondary Plan area, they shall be preserved. Features oflesser significance also
contribute to the distinct character of the precinct and shall be retained to the greatest degree
possible.
7 .1.5 The preservation of significant representative landform features shall be achieved, wherever
possible, through incorporating them within Environmental Function 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 .1.6 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 .1. 7 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 ofs.ll. 3.
7 .1.8 In 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 practicill.
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7 .1.9 Where areas which are seasonally wet have been identified during the preparation of a Block Plan,
to the greatest extent possible, development shall he 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.
7.2 Vegetation Preservation
7 .2.1 In addition to the EF As 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 A .
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.
7.2.2 Woodlots are subject to the provisions of the Regional Tree By· law as amended from time to time.
7.2.3 Where development is proposed within an EFA or other wooded area, it is intended that the
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 structure footprints will be controlled as necessary to maintain the ecological
function of the feature and as much of the wooded area as possible.
7 .2.4 When assessing a development application, the Town may request that other wooded areas be
identified through a Vegetation Preservation Study described in s. I 1.2.4 ·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 .2.5 The Town shall encourage, that wherever possible and environmentally feasible, other wooded
areas are contained within open space linkages and are used to link EF As and other areas of open
space.
7 .2.6 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 that 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.
7.2.7 The Town shall strive to prevent 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-Jaw to
prevent wooded areas from being removed.
7.3 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. If
left alone, most natural areas would maintain and restore themselves but can become severely
degraded from successive uncontrolled usage. A collaborative effort is necessary to protect and
maintain natural areas. Council views stewardship as an opportunity for individual landowners
and groups of residents to work together. In most cases, private landowners wish to be good
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stewards of their land, maintaining it with pride and cherishing the qualities of the 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 identify, and
increase respect for the natural systems, which ultimately sustain us.
7.5."1 The Town shall work with resident groups to develop a landowner contact program, which would
include distribution of information packages on the ORM as well as meetings to discuss possible
means of co-operation on management of natural areas.
7.5.2 The Town, in collaboration with land developers, shalldevelop and distribute to all home
purchasers within the Secondary Plan area, a 'landowner information guide' which describes the
value and importance of the ORM, the iinpact homeowner activities can have on natural areas, and
steps which can be taken to miniinize such iinpacts.
7.5.3 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.
7.5.4 The Town shall explore opportunities for local stewardship of publicly owned natural features by
neighbouring residents, residents associations, and environmental groups siinilar to an adopt-a-
park program. Opportunities for local initiatives may include monitoring, trail maintenance, tree
planting, fieldwork, restoration, policing and education. Particular efforts shall be made to involve
local schools in such stewardship efforts.
7.5.5 In carrying out private servicing or municipal works, the owner/developer and the Town are to
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 theyare completed.
7.5.6 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 iinpede 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.
7.5.7 The Town may undenake a demonstration project in a local park to naturalize a ponion of the park
and provide education displays on the value and imponance of naturalizing areas.
7.5.8 The owners of all lands within this Secondary Planning Area, in collaboration with the Town,
shall provide all residential home purchasers with an educational manual encourage residents to
reduce the use of pesticides, herbicides and fenilizers to minimize iinpacts of ground related
pollutants on the quality of the surface and groundwater and the iinpact of infiltration.
7.6 Construction Practices
7.6. I 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 throughout the Secondary Plan lands and panicularly in areas of silty
soils, which are susceptible 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.
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8. COMMUNITY IDENTITY, HERITAGE AND URBAN DESIGN
The Elderberry Fann Secondary Plan area provides a respite from more intense urban
· development, allowing the rolling topography and natural landscape quality of the ORM to prevail
within a setting of low intensity human activity. The area has been largely developed with estate
and clustered residential development which bas 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, stream
corridors, forested areas and hummocky terrain remain as significant remnants of the natural
features within the Town, while the Aurora Cemetery 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 oflimited additional development within the
established character will be guided by urban design and policy provisions.
8.1 Community Identity
8.1.1 The Elderberry Fann Secondary Plan community is a distinctive preserve within the Town of
Aurora and is intended to retain a 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 more significant environmental features, natural areas and topography of the ORM shall be
preserved and enhanced as a fundamental component of the identity of the Elderberry Fann
Secondary Plan area.
8.1.3 New development shall reflect the established heights, massing and landscape quality found in the
surrounding area and shall be integrated in a sensitive manner within the natural environment and
alongside the established residential fabric.
8.1.4 The area beyond the limits of this Secondary Plan area have developed with scattered clusters of
development set within environmental and open space preserves. This pattern is int_ended to
continue with local roads or private accesses providing a linkage to the arterial road system
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 principal 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 1111d 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 Industrial, commercial or intensive institutional facilities are not considered 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.
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8.1.9 Yonge Street is a major gateway to the Town and-a central focus for the Elderberry Farm
Secondary Plan. The height, massing and setback of buildings along Yonge Street, landscaping,
streetscape treatment and entraitce 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
82.1 Heritage features, sites or structures shall be preserved and enhanced within the Elderberry Farm
Secondary Plan and 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 Where heritage properties are identified, these properties will only be developed in consultation
with the Locai.Architectural Conservation Advisory Committee (LACAC) which shall investigate
means of maintaining as many of these structures as is considered advisable and feasible.
8.2.3 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 Elderberry Farm Secondary Plan, urban design shall emphasize the sensitive visual and
functional integration of buildings and structures into the natural setring of the ORM 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 surrounding 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 oflower 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 in the Yonge 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 m from the centerline of the road and other elements of development related to the use and
perception oflands 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
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8.3. 7 In order to facilitate the safe and convenient travel of pedestrians along both sides ofY onge Street,
Council in co-operation with the Regional Municipality of York intends to develop a lighted path
compatible with the chatacter of the area and_ sensitive to the environment, in accordance with the
more detailed provisions of the Urban Design Guidelines.
9. TRANSPORTATION POLICIES
Y onge St, the central transportation spine of the community is an arterial road under the
jurisdiction of the Region. Elderberry Trail is a local road providing access to estate
development and proposed to provide access to an additional 40 Jots within this Secondary
Plan.
Development within the Y onge Street South area has been by means of local roads, which
generally do not fonn an interconnected system through the precinct. There is no collector toad
system and such system is felt to be unnecessaty within this low density, environmentally
sensitive precinct.
9.1 It is the intent of this Plan to provide a transportation network that offers ease of travel within and
atound the community in a manner that is compatible with the intended low-density chatacter of
the atea and with the environmental sensitivity of the Oak Ridges Morain_e.
9.2 New development shall be served by local roads, which will take access primarily from the arterial
road system at locations satisfactory to the Region. The location of required and preferred roads
as indicated on Schedule A will be finally detennined during the prepatation of a Block Plan .
9.3 No new road connections to existing local roads shall be pennitted which would significantly
increase current levels of traffic. New road access points to existing local roads shall only be
pennitted where traffic studies indicate this is feasible. Before any development may be approved,
the Town and the Region shall approve a Block Plan which has established the location of access
to the lands and an internal road pattern within the Secondaty Plan lands.
9.4 The location of traffic signals on Y onge Street adjacent to the Secondaty Plan Area to create
breaks in the traffic flow which will filcilitate access onto Yonge Street and to provide controlled
locations for pedestrians to cross the street, will be detennined at the development stage
r
9.5 The level of development intended for this Secondaty Plan atea will not likely support an internal
transit system. In detennining locations for 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 iri future be provided with
local or inter-regional transit service.
9.6 Pedestrian linkages within and between development ateas, 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.8.3.7.
9. 7 Development within 300 m of a railway line shall be required to meet noise, vibration and safety
requirements of the CNR or its successor in title.
9.8 The location offuture points of access from adjacent development blocks to Yonge Street
may be refined or altered during the preparation of a Block Plan.
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10. DEVELOPMENT POLICIES AND GENERAL MUNICIPAL
POLICIES
10.1 Master Servicing Study
10.1.1 As a component of the Yonge Street South Secondary Plan, a Master Servicing Study. has been
prepared to assess the detailed design requirements, phasing and other matters typically associated
with such a study. Components of that Master Servicing Study that are relevant to this precinct
will be applied where appropriate through agreement with the Town with furt!!~r review or
analysis if required by the Town.
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 defmed in the Master Servicing Plan shall be incorporated into a Regional
and Town Development Charge Study related to the Elderberry Farm Secondary Plan
10.2 Development Charges and Financial Agreements
I 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.
I 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.
I 0.2.3' 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 a 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.
I 0.2.5 These agreements may incorporate front-end fmancing, accelerated development charge payments
and/or services-in-lieu provisions ul)der 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 Plarming Act and
conservation. easements, restrictive covenants or other legal mechanisms to ensure that land from
which density has been transferred remains undeveloped and environmental features or functions
are preserved. ·
I 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;
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c. site plan approval;
d. consent.
Page No.2!
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10.2.7 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.
I 0.2.8 Where external services benefit only or primarily lands within this Secondary Plan, an area
specific development charges by-law or by-laws may be passed to recover such costs.
10-3 Functional Servicing Plan
10.3.1 In accordance with the requifrments of s.1 1.1.1, a Functional Servicing Plan shall be prepared as a
component of the approval of a Block Plan. No development shall occur within the Secondary
Plan Area, without the preparation of a Functional Servicing Report to the satisfaction of the
Town.
I 0.3 .2 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.l 0.5 and s.ll.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.
1 0.3 .3 The Functional Servicing Plan shall be reviewed by the appropriate governing authorities prior to
approval by the Town.
10.3.4 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.
t 0.4 Private Sewage Systems
I 0.4.1 Future development on private services within this area is generally not•permiued by 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 eff'lcien~ economic and environmentally sound
manner designed to preserve the hydrogeological function of this portion of the ORM.
1 0.5.2 The preparation of a Functiomil Servicing Plan, as required by s.l 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:
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
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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
ORM 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
For the limited development within this Seeondary Plan, it is not anticipated that phasing
would be required.
I 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.
I 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.
I 0.6.4 As appropriate, approval of such subdivision or development application shall be considered
premature pending 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 ponion thereof, for which a
deficiency has been identified would not be permitted to proceed priorto the completion of the
works necessary to rectify the deficiency.
10.7 Buffering and Compatibility Policies
I 0. 7 .I Buffering requirements shall apply to the development of differing adjacent land uses, or the
impacts of transponation 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.
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11. IMPLEMENTATION
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,
hydrogeological analysis and methods of servicing will be determined during the preparation of a
Block Plan . Such analysis will be to a level sufficient to determine a specific pattern of
development, 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 zoning applications and development
applications such as plans of subdivision, condominium, or site plans. 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 lie addressed at the time of development of a specific site.
In the development of this Secondary Plan, numerous technical studies have been completed in
support the detailed Land Use Schedule A. These studies have detennined the limits of
environmental features and significant landforms. These studies will form the basis for additional
review, if required, in the preparation of a Block Plan.
The following section provides detailed policy provisions with respect to additional studies and
plans which will be required in order to refme locations and types of development so that a
compatible integration of new uses within both the natural environment and established
development patterns in the Elderberry Farm Secondary Plan can be achieved.
11.1 Block Plan Requirements
11.1.1 Prior to approval ofany development, a Block Plan including the property to the north of
Elderberry Farm and the site to the south across Elderberry Trail (at a minimum scale of
I :2000) must be prepared by development proponents in consultation with the Town and
appropriate.agencies, and approved by the Town and the Region indicating:
a. existing topography at I m contour levels;
b. location of new public or private local roads within the Secondary Plan area;
c. location of intersections with existing arterial roads to the satisfaction of the appropriate
Region or Town jurisdiction;
d. boundaries of landform features and EF As;
e. locations of proposed parks and trails;
f. location and size of any potential residential clusters and areas of common open space;
g. identification of any existing or proposed non-residential uses;
h. areas of archaeological potential as identified by a qualified archaeological consultant;
i. means of servicing as supported by a Functional Servicing Plan;
j. identification of a water budget, through a supporting Hydrogeological Study;
k. consideration of the interface with adjacent areas which contain an EPA or EFA or are of
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 the following
studies shall be required:
a) a Functional Servicing Plan in accordance with s.I0.3;
b) a Landform Conservation Study in accordance with s.ll.2.3; and
c) a Hydrogeological Study in accordance with s.ll.2.5 as detailed in Appendix B.
·;
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11.1.3 Development of a Block Plan shall involve consultation with affected property owners within the
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.
11.2 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 EnvironmentaUmpact Study (EIS)
Where required, an 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 minimum:
a. identify the limits of EPAs and EF As, provide a comprehensive description of EPAs and
EF As including a three season inventory of all flora, vegetation communities and
wildlife;
b. evaluate the quality and significance of the environmental feature with respect to
disturbance, biological diversity, etc., in a local and regional context;
c. identify any local, provincial or nationally significant components that occur in the
feature;
d. describe the ecological functions (e.g., linkage, erosion control, wildlife habitat,
headwater protection, etc.) that the environmental feature provides;
e. describe the proposed development including conceptual servicing and stormwater
management;
f. describe the relationship of EPAs and EF As to proposed development with respect to
potential impacts to vegetation and wildlife, in terms of impacts to both structure and
ecological function;
g. demonstrate if, how and where development can proceed without negative impact to
EPAsandEFAs;
h. describe negative impacts and any proposed mitigation of impacts, including buffers;
i. identify net environmental impacts; and
J· have regard for Provincial Policy Statements, and the ORM (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 imposed 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. lotting or design alternatives to ensure the protection and enhancement of the landform
and natural topography; and
g. 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 Preservation Study, carried out by a professional arborist, shall include an inventoty
of trees and shall:
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. ASSUBMJTIEDTOTHEOMB December 6. 2000
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 tr~ 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 as detailed in Appendix B i!i_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 stonnwater
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 m 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 Stormwater Practices Planning and Design Manual;
j. recommend the preferred storm water management actions necessary to meet any
infiltration requirements;
k. recommend the preferred form of any storm water 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.
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 Condominitlm.
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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 ofi:IOOO showing existing grades at minimum 1.0 m
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 srudies or
reports prepared by experts qualified in the field and approved by the Town, Region or authority
having jurisdiction:
a. an EIS of all EF As within the subject plan area;
b. a Vegetation Preservation Plan;
c.· a Landform Conservation Plan (or demonstrated conformity with the Landform
Conservation Srudy prepared during the approval of the Block Plan) which demonstrates
preservation of landform fearures;
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 and a monitoring and contingency program to ensure ongoing
assessment of the effectiveness and operation of the storm water management and
groundwater recharge systems, which program shall, at a minimum, contain the following
components:
i. Monitoring:
I. The parameters for water quality assessment to be measured
(potentially this may include chloride, BTEX (if road runoff is expected
to be infiltrated) nitrate, phosphorus and a representative herbicide and
pesticide normally expected to be used within residential development
2. The intended frequency of the data collection
3. Threshold limits for each parameter with regard to the DWO standards
4. Monitoring instrumentation types, sizes, number, monitoring locations,
depths and orientation relative to the facilities being monitored
5. Location of known groundwater divides and flow patterns and
measured groundwater levels in the Oak Ridges Moraine Aquifer
Complex and key monitoring wells;
· 6. Barometric conditions at time of monitoring and barometric corrections
to be applied; ·
7. The frequency and location of water quality readings;
8. Predicted height ofthe groundwater mound infiltration or recharge
facilities with sensitivity analyses for wet and dry years; and
9. Threshold limits for infiltration water quantity that would trigger the
contingency plans;
ii. Contingencies:
Based on the results of the monitoring program, the contingency program would
identify the actions or activities that must be undertaken to ensure that storm
water management and ground water infiltration systems function in accordance
with expected limits.
ii. Implementation:
An implementation strategy to cover the pre-construction, construction and post-
construction phases shall be developed to cover:
I. Recommended frequency of measurements and reporting under
recommended monitoring
2. Recommendation for on-going monitoring responsibilities and costs.
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e. a Hydrogeological Study (or demonstrated cpnformity 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 this site.
11.3 .3 All lots must be provided with municipal servicing.
11.3 .4 All lots or cluster blocks 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.
I 1.3 .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 or cluster blocks 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, may 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 set back 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 for a Holding Provision By-law
related to s.I0.6.4 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 oflands, 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 ofthe
lands. The use of the holding symbol shall be restricted to the following situations:
\
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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 environment( a!), or have been
subject to environmental degradation, or possess other constraints to development which
can be resolved to the T!lwn '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 sh~ll 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 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.
11.5 Site Plan Control
11.5.1 Pursuantto the Planning Act, the Town designates all of the land within the "Limit of Secondary
Plan" as identified in Schedule A as site plan control areas. Council may pass a by-law
designating any ponion of this area as a site plan control area.
11.5 .2 Due to the expressed Provincial interest in the ORM and the designation of parts of the Plan area
as an ESA, 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
residential houses.
11.5.3 For the purposes of this Plan "development" and "redevelopmenf' 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 undenaken 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 plan 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 I m 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.
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 studies or
ELDERBERRY FARM
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PageNo.29
December 6. 2000
reports prepared by experts qualified in the field and approved by the ToWn, Region or authority
having jurisdiction:
a. an ElS of all EPAs and EFAs within the subject plan area;
b. a Vegetation Preservation Plan;
c. a Landfonn Conservation Plan (or demonstrated confonnity with the Landfonn
Conservation Study prepared during the approval of the Block Plan) which demonstrates
means of conserving topography and significant landfonn features;
d. a Functional Servicing Plan (or demonstrated confonnity with the Functional Servicing
Plan approved _in support of the respective Block Plan) including stonnwater
management practices;
e. a Hydrogeological Study (or demonstrated confonnity 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 Minisuy 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 this site.
11.5.6 Site Plan Agreement
In accordance with Section 40 of the Planning Act, an owner of! and 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 widening 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;
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 landfonn; restricting the area to be
impacted by construction to minimize soil compaction throughout the lands and
particularly in areas of silty soils, which are susceptible to compaction and, where
appropriate, provision of new landscaping, pedestrian access or protection or ·
enhancement of these features.
11.6 Public and Private Servicing
11.6.1 It is intended that the construction of public or private services, such as roads, sewers, sanitary and
stonn water facilities , or utilities, within the Elderberry Farm Secondary Plan Area will be
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carried out in an environmentally sensitive manner and using best possible construction practices
to protect natural features, conserve the landform, and ensure a higb level and quality of
groundwater recharge in accordimce with the policies of this Plan. 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.
11.7 Land and Right of Way Acquisitions
11.7.1 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 througb, 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 rigbt 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.
I 1.8 Official Plan Amendments
I I .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.
I I .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.
12. INTERPRETATION
The Elderberry Farm 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:
ELDERBERRY FARM
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AS SUBMITIED TO THE OMB
A.
B.
Land Use Plan
·Infiltration Potential
Page No.3!
December 6. 2000
)
)
ELDERBERRY FARM
SECONDARY PLAN
AS SUBMITTED TO THE OMB
APPENDIX A-URBAN DESIGN GUIDELINES
PageNo.32
December 6. 2000
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 notes contrast to the more urban
streets cape 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 ponion 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
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 reinforced through the
encouragement of private actions and the implementation of.public actions and works.
Yonge Street Frontage
I. 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 Yonge Street shall be preserved and new development shall:
a) be setback a minimum of 60 m from the centre line ofYonge St.
b) avoid all accessory buildings and structures, including parking areas, driveways and access roads
within the 60 metre setback 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 propeny; and
c) respect the existing topography of the sites, to the maximum extent possible.
2. It is Council's intent that Yonge Street though the Secondary Plan Area should continue to maintain a
rural profile, with ditches on both sides of the street.
3. 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.
4. 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 in to the natural landscape setting in a
manner which preserves the low intensity character of the area and maximizes its landscape
components.
5. Parking areas should be located in areas, which are removed or screened from Yonge Street.
6. 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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Page No.33
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7. Within the 60-metre setback, fences shall be unobtrusive, .constructed of natural materials, and
designed to blend with the semi-rural character of the Y onge Street corridor.
S:\Planning\DOO Gencral\OMB\Eldcr SALGIPOLICY DRAFTS\ Town ELDER Dec 4.doc
November 2; 2000
Ms. Sue Seibert
Town of Aurora
I 00 John West Way
Aurora, Ontario
ALPHA
ENVIRONMENTAL
SERVICES INC
RE: Terms of Reference, Hydrogeological Assessment
Proposed Elderberry Hill Farm Lands DeVelopment, Town of Aurora
AES File 00-06
Dear Sue:
APPENDIX B
As directed in the meeting at the Town of Aurora today, I have prepared the following Terms of
Reference for the above noted hydrogeological assessment. Your hydrogeologist, Mr. Tom
Mclelwain, Golder Associates, has reviewed the Terms of Reference and has found them to be
acceptable.
An ecosystem approach will be undertaken in the proposed hydrogeological assessment. The site
will be evaluated in the context of the related natural functions and features and regional areas
that are linked to the resources being evaluated. The groundwater and surface water divides that
distinguish the natural system in which the site is located will be identified and the links between
the groundwater, surface water, wetlands, fisheries, terrestrial and aquatic flora and fauna and
other natural systems will be characterized. Consideration will be given to possible post-
development impacts to the groundwater and surface water systems on a site-specific and
planning area basis. (Consideration ... no no no they will do a post development impact)
The detailed assessment proposed for the subject property will build upon the desktop work done
to this point as well as the survey level hydrogeological and hydrological assessment completed
by Aquafor Beech within the Planning Area. The level of detail in the proposed assessment will
address all of the deficiencies identified by the reviewers and allow a defence of the development
proposed for the subject property.
The potential post-development impacts from the proposed development will be identified on a
site-specific as well as in a cumulative effects sense within the watershed and mitigation steps, as
required, will be proposed. (Again weasel words ... should read will be completed)
ALPHA ENVIRONMENTAL SERVICES INC. 212 TIMPSON DRIVE, AURORA, ONTARIO, lAG 5M7
905-841-7711 (V), 905-841-6014 (F), 416-722-7545 (CELL), rossaes@aci.on.ca
\
Terms of Reference, Hydrogeological Site Assessment
Proposed Elderberry Hill Farm Lands Development
AES File 00-06
Pagel
The detailed hydrogeological assessment proposed for the subject property will refine the survey
level hydrogeological and hydrological assessment completed by Aquafor Beech within the
Planning Area to evaluate the potential of development on the subject property without impact
.on the natural features and functions using an ecosystems approach on a watershed basis.
The proposed development has the density of the Planning Area design target of2 upa The site-
specific fact-based argument will show that the Planning Area design targets are appropriate for
the specific proposal. The argument will demonstrate that the site-specific impact and regional
cumulative effect will allow the proposed development at the proposed density. ·
To address the needs of collecting site-specific data to support the proposed development
application, the hydrogeologist will:
I. Review the relevant background studies
2. Define the site and assessment areas . for overburden, hydrologic and hydrogeologic
assessment
3. Extend the assessment area to include major adjacent water users or contaminant sources
where there is reason to expect interaction with the subject property
4. Obtain and review the topographic maps, aerial photos, soil and aggregate maps and reports,
physiography and geology maps and reports, as well as the private sector rural servicing
reports for the area
5. Obtain and review the local MOE well records, prepare a CAD basemap, prepare an updated
well record database, aquifer analysis and well location map
6. Complete a terrain analysis by (I) examining aerial photos to determine landform features
and surficial soils, (2) reviewing existing geological information including surficial geology
maps and water well records summarized to assist in the interpretation of surficial and
subsurface soil conditions, and (3) completing field investigations of the subject lands to
confirm existing· information
7. Complete a slope analysis using the slope analysis module of the program Softdesk, using a
3-dimensional triangulation network created from on-site contour data grouping slopes into
categories defined as a) low slopes (<10%); b) medium slopes (10-25%); and c) high slopes
~25~. .
8. Complete a preliminary water budget analysis, pre/post-development
9. Contract with a competent driller to install approximately 260 metres of piezometers on site
I 0. Contract with a competent backhoe operator to excavate 20 test pits on site
II. Supervise the drilling of nine boreholes on site at locations to intersect the shallow aquifer
complex at six locations horizontally and three locations vertically (i.e., three nested
boreholes and three single boreholes). The boreholes are to be drilled at locations that will
allow the permanent installation of piezometers that will allow long-range accessibility for
monitoring purposes. One piezometer nest will be located near the major SWM facility to
allow monitoring of any vertical impact of SW leakage
ALPHA ENVIRONMEr.7AL SERVICES INC.lll TIMPSON DRIVE, AURORA, ONTARIO, lAG SM7
905-841-7711 (V), 905-841-6014 (F), 416-722-7545 (Cell), rossaes@aci.on.ca ·
Terms of Reference, Hydrogeological Site Assessment
Proposed Elderberry Hill Farm Lands Invelopment
AES File 00-06
Page3
12. Supervise the installation and development of2-inch OD PVC piezometers in each borehole
with locking steel protective cases; log each borehole, and prepare appropriate borehole
Jogs.
13. C~nfirnl the nature of the shallow soils on site between the borehole locations with a
minimum of 20 test pits; log each test pit and prepare test pit Jogs.
14. Arrange for grain-size analysis of about 60 representative soil samples collected from the
boreholes and test· pits, plot the grain-size data, determine the soil characteristics, soil type
and estimate the hydraulic characteristics of the soil materials. (not using Hazen's formula)
I 5. Conduct hydraulic conductivity tests on the 9 piezometers to determine the hydraulic
conductivity of the shallow aquifer complex using slug tests; methods used for analysis of
these hydraulic conductivity tests include Hvorslev (195 1) for confined conditions and
Bouwer and Rice (1976) for water table conditions
16. Complete 8 percolation tests on the representative shallow soils found on the 40 proposed
lots and open space areas to determine the permeability of the shallow soils.
1 7. Monitor the water levels in the piezometers and six selected representative local private
wells on three occasions to determine horizontal· and vertical hydraulic gradient in the pre-
development condition (Over what time period)
18. Arrange for and supervise the surveying of the piezometers, test pits and private wells to
determine shallow groundwater elevation at each location and thereby the groundwater flow
direction in the shallow aquifer complex.
19. Develop the piezometers and collect three (3) sets of groundwater samples from the
piezometers and six representative local private wells using a submersible pump and
standard field techniques to establish an initial pre-development baseline of local
groundwater quality, analyze the groundwater samples for major ion components as well as
potential urban runoff components at a certified lab. Monitoring of the piezometers and
wells for water levels and water quality will continue on a quarterly basis during the pre-
development, development and two years into the post-development period with annual
reporting of the results to the Town, Region and CA with recommend.ations for any
modifications to further monitoring based on the results obtained
20. Assess the potential impact of post-development contaminant sources that commonly attend
urbanization of rural lands, including de-icing salt, domestic chemical usage (herbicides,
fertilizers, detergents, maintenance supplies) and the like. Classes of man-made chemicals
such as salts, metals, nutrients, and organic soil additives may be introduced through the
urbanization process in an ongoing manner. Complete a "Reasonable Use Analysis" of a
potential urban C()ntaminant (e.g., chloride). Present mitigation concepts to address any
potentially unacceptable urban contaminant impacts.
21. Prepare a soil and soil drainage classification map
22. Prepare at least 2 hydrostratigraphic cross-sections through the study area at such a scale
that will allow the inclusion of the information from the boreholes, and test pits completed
on site
ALPHA ENVIRONMENTAL SERVICES INC. 212 TIMPSON DRIVE, AURORA, ONTARIO, lAG 5M7
905-841-7711 (V), 905-841-6014 (F), 416-722-7545 (Cell), rossaes@aci.on.ca
Terms of Reference. Hydrogeological Site Assessment
Proposed Elderberry Hill Farm Lands Development
23. Determine the groundwater and aquifer characteristics in the study area
24. Prepare a potentiometric surface map for the shallow aquifer complex
AES File 00-06
Page4
25. Refine the preliminary water budget analysis, pre/post-development, based on the site-
specific data collected
26. Identify potential mitigation practices to maintain the pre/post-development infiltration
water balance including· detailed design on how non-road runoff will be directed into the
shallow groundwater system as close to the originatiii.g source as possible. Detailed design
will be prepared indicating how road runoff (including snow melt) will be captured, treated,
and discharged to the surface water system.
27. Prepare a draft summary hydrogeological assessment report for review by the project team
28. Finalize the hydrogeological assessment report upon receipt of the project team comments
I believe that the above program addresses the issues raised and the need to complete the site-
specific hydrogeological assessment as identified in your comments. Your comments would be
appreciated in a timely fashion (today, if at all possible). I will be away until November 14th,
however, if necessary we can communicate by fax. ..
Yours truly,
ALPHA ENVIRONMENTAL SERVICES INC.
!(~be!£
Ross Campbell, M.Sc., P.Eng.
Hydrogeologist
cc. Craig Piper, Reinie Vos, Bob Forhan, Ron Webb, Ken Rosenberg, Susan Walmer, Don ·
Sinclair, Ken Hill, Cathy Gravely, Tom Mcielwain,
ALPHA ENVIRONMEI\'TAL SER\'ICES INC.lll TIMPSON DRI\'E,AURORA, ONTARIO, L4G 5M7
905-841-7711 (V), 905:841-6014 (F), 416-722-7545 (Cell), rossaes@aci.on.ca
· AMENDMENT No. 39
OFFICE CONSOLIDATION
EXTRACT FROM THE
AURORA OFFICIAL PLAN
SCHEDULE A
LAND USE PLAN
LEGEND
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10'WN Of AU~ORA
AMENDMEN1 NO. 39
OFFICE CONSOLIDATION
EXTRACT FROM THE
AURORA OFFICIAL PLAN
SCHEDULE "B"
INFlL TRA TION poTENTIAL
LEGEND:
"'G"tMODERA'fE
ll'IFlLTRA'flOI'I POTEI'I'flAL
/~-'
·-~-·-
(Elderberry Farm, 13990 and 14028 Yonge Street
D14-04-99. OMB Oct 30100)
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4245-00.D
BEING A BY-LAW to amend
By-law No. 2213-78
WHEREAS it is deemed advisable to amend By-law No. 2213-78 as amended.
NOW THEREFORE the Council of the Corporation of the Town of Aurora enacts as follows:
I) THAT the zoning category applying to the lands shown on Schedule "A" attached hereto
and fanning patt of this By-law is hereby amended from "Rural General (RU) Zone"" to
"Detached Dwelling First Density (H)R1-30 Exception Zone", "Environmental Protection
(EP-14) Exception Zone" and "Open Space (0-15) Exception Zone".
2) THAT Section 10 is hereby amended by adding the following as Section 10.32 "Detached
Dwelling First Density (H)R1-30 Exception Zone":
10.32.1
10.32.2
10.32.2.1
10.32.2.2
10.32.2.3
10.32.2.4
Uses Permitted
In accordance with Section 10.1 provided that no more than 40 detached
residential units are constructed on any lands zoned "Detached Dwelling
First Density (H)R1-30 Exception Zone" shown on Schedule "A"
Zone Requirements
Lot Specifications
Lot Area (minimum)
Lot Frontage (minimum)
Siting Specifications
Front Yard (Minimum)
Main Building
Garage
Rear Yard (Minimum)
Interior Side Yard (Minimum)
Exterior Side Yard (Minimum)
665 square metres
18.0 metres
4.5 metres
6.0 metres
7.5 metres
1.2 metres
4.5 metres
Setback from the Westerly Limit ofYonge Street
Main building or garage (Minimum) 37.5 metres
Notwithstanding the provisions of Section 6.38, swimming pools, and
accessory buildings or structures, including structures for which no
building permit is required pursuant to the Building Code Act, shall be set
back not less than 22.5 metres from the westerly limit ofYonge Street.
Landscaping Requirements
A landscape strip of a minimum width of 22.5 metres exclusive of any
buildings or structures shall be provided along the westerly limit of Yonge
Street which shall include a landscaped berm having a maximum slope of
3:1.
10.32.2.4
10.32.2.5.
10.32.3
10.32.4
- 2 -
Building Specifications
Floor area (Minimum)
Lot Coverage (Maximum)
170 square metres
35 percent
IO.Ometres Height (main building) (Maximum)
Landscaping Specifications
Notwithstanding any other provision or permission to the contrary, no lot
shall have less than 40% of its area devoted to and maintained as
landscaped open space. Notwithstanding the provisions of Section 3.64,
for the purposes of this by-Jaw, landscaped open space shall mean any
combination of trees, shrubs, flowers, grass or other such elements but
shall exclude decorative stonework, paving, or swimming pool, any hard
surfaced walk or patio or similar area including any driveway or ramp,
whether surfaced or not, any curb retaining wall, parking area or open
space beneath or within any building or structure.
\
Holding Prefix
Notwithstanding the provisions of Section I 0.32 above, while the "(H)"
Holding prefix is in place, no person shall within the lands zoned (H)RJ-
30, on Schedule "A" attached hereto, use any lot or erect, alter or use any
buildings or structures for any purposes except those uses which existed
on the date of passing of this by-law. Furthermore, no extension or
enlargement of the uses which existed on the date of the passing of this by-
law shall occur, unless an amendment to this by-law is approved by the
Council of the Corporation of the Town of Aurora and comes into full
force and effect.
Removal of Holding Prefix
Prior to the passing of a by-law to remove the "(Hyr Holding prefix from
the lands zoned (H)Rl-30, or any part thereof, the Town of Aurora shall be
satisfied that the relevant provisions of Official Plan Amendment No. 39
have been complied with. In addition, to the foregoing, and prior to the
removal of the "(H)" Holding prefix, the following shall have be complied
with:
i) The Town of Aurora, the Region of York and the Lake Simcoe
Region Conservation Authority are satisfied that a hydrogeological
study has been completed to their satisfaction in accordance with
the Terms of Reference as attached to Official Plan Amendment
No. 39 as Appendix "B";
ii) The Region of York has confirmed that adequate servicing capacity
is available and the Town of Aurora has allocated such capacity;
iii) A subdivision agreement, and/or other agreement(s) as required,
have been executed between the Owner of the lands and the
Corporation of the Town of Aurora.
Upon removal of the "(H)" Holding prefix from the lands zoned (H)Rl-30,
pursuant to Section 36 of the Planning Act, or any successor thereto, the
provisions applicable to the said lands shall be as set out in Section I 0.32.
- 3 -
3) TI!AT Section 30 is hereby amended by adding the following as Section 30.3.15
"Environmental Protection (EP-14) Exception Zone".
SECTION 30.3.15 ENVIRONMENTAL PROTECTION (EP-14) EXCEPTION
ZONE
30.3.15.1
30.3.15.2
30.3.15.3
Uses Permitted
conservation
floodplain
storm water management facilities
road crossing
Zone Requirements
No buildings or structures except as may be permitted by Section
30.3.15.1 shall be erected in this zone whether or not accessory or
ancillary to the uses permitted.
Definitions
For the purposes of this by-law, the following definitions shall apply:
Conservation: Shall mean areas of land and/or water that contain
ecological features functions and/or attributes that have been set aside
primarily for the purpose ofpreserving,.maintaining and/or enhancing the
natural environment, including landform representative of the Oak Ridges
Moraine. Permitted activities in areas set aside for conservation shall be
limited to wildlife, forestry and conservation management practices,
passive recreation and approved trails.
4) THAT Section 31 is hereby amended by adding the following as Section 31.12 "Open
Space (0-15) Exception Zone".
SECTION 31.12 OPEN SPACE (0-15) EXCEPTION ZONE
31.12.1
31.12.2
Uses Permitted
Notwithstanding the provisions of Section 31.1 respecting permitted uses,
the lands shown zoned ''Open Space (0-15) Exception Zone" shall not be
used except as follows:
conservation
wildlife area
storm water management facilities
Zone Requirements
No buildings or structures except as may be permitted by Section 31.12.1
shall be erected in this zone, apart from necessary public works, whether
or not accessory or ancillary to the uses permitted.
5) No part of this By-law will come into force until the provisions of the Planning Act have
been complied with, but subject to such provisions the By-law will take effect from the
day of passing thereof.
READ A FIRST, SECOND AND THIRD TIME THIS DAY OF ,2000.
T. JONES, MAYOR B. PANIZZA, TOWN CLERK
TOWN OF AURORA
THE REGIONAL MUNICIPALITY OF YORK
LOCATION: 13990 & 14028 YONGE STREET
... -......
,-,, R1-30 (H) ~ . :
I .. __ ' I
: ... ..,, ' I
\. ..,.._"" ' I I ,.__ ' '........ / :
"-, ...... "--. I I
... .,. I l -' I
E.P.-14
ELDERBERRY TRAIL
THIS IS SCHEDULE • A •
TO BY-LAW NO. 4245-00.D
PASSED THIS DAY )
OF ____ 2000
CLERK
MAYOR
)
(
SCHEDULE "A" TO BY-LAW NO. 4245-00.0
Explanatory Note
Re: Zoning By-law 4245-00.D
By-law 4245-00.D has the following purpose and effect:
To amend By-Law No. 2213-78, the Zoning By-Law in effect in the Town of Aurora, to rezone
the subject lands, being Elderberry Fann, 13990 and 14028 Yonge Street, northwest comer of
Y onge Street and Elderberry Trail from "Rural General (RU) Zone" to "Detached Dwelling First
Density (H)Rl-30 Exception Zone", "Environmental Protection (EP-14) Exception Zone" and
"Open Space (0-15) Exception Zone". The purpose of the amendment is to permit the
development of 40 single detached dwellings on the subject lands in accordance with the Official
Plan Amendment No. 39. The by-law reduces the lot area to 665 square metres and the frontage
to 18.0 metres with holding provision.
S:\Planning\COl By-Laws\BYLA W\4245-00.D,sh-zoning Elder-Sue.doc