BYLAW - Adopt OPA 37 - 20071010 - 421900D(Northwest Aurora)
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4219-00.D
BEING A BY-LAW to adopt Official Plan Amendment No. 37
The Council of the Corporation of the Town of Aurora, under Section 17 (22) of the
Planning Act, RSO 1990 Chapter P. 13 as amended, hereby enacts as follows:
1. Official Plan Amendment No. 37 for the Town of Aurora, consisting of the
attached explanatory text and schedules, is hereby adopted.
2. The Clerk is hereby authorised and directed to make application to the Regional
Municipality of York for approval of Official Plan Amendment No. 37 for the Town
of Aurora.
3. This By-law shall come into force and take effect on the day of the final passage
thereof.
READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 101h DAY
OF OCTOBER, 2000.
T. CLERK
AMENDMENT NO. 37
TO THE
. OFFICIAL PLAN
FOR THE TOWN OF AURORA
NORTHWEST AURORA AMENDMENT
AMENDMENT NO. 37
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA PLANNING AREA
NORTHWEST AURORA AMENDMENT
The Amendment No. 37 to the Official Plan for the Town of Aurora Planning Area which
was adopted by the Council of the Corporation of the Town of Aurora is hereby approved
under Sections 17 and 21 of the Planning Act.
Date:. _________ _
Director of Development Services
Regional Municipality of York
This Amendment to the Official Plan for the Town of Aurora, which has been adopted by
the Council of the Corporation of the Town of Aurora, is hereby approved in accordance
with Section 17 (22) of the Planning Act, RSO 1990 Chapter P. 13 as Amendment No. 37
to the Official Plan for the Town of Aurora.
DATE: _________ SIGNATURE: ________ _
AMENDMENT NO. 37
TO THE OFFICIAL PLAN OF THE TOWN OF AURORA
STATEMENT OF COMPONENTS
PART 1: THE PREAMBLE ....................................................................................... 1
1.0 Introduction .............................................................................................. 1
2.0 Purpose of the Amendment .................................................................... 1
3.0 Location of the Amendment ..... ~ .............................................................. 1
4.0 Basis for the Amendment ........................................................................ 1
PART II: THE AMENDMENT .................................................................................... 3
1.0 Introduction .............................................................................................. 3
2.0 Details of the Amendment ....................................................................... 3
3.0 Transportation -Roads and entrances .................................................. 6
4.0 Urban Design ............................................................................................ 7
5.0 Services .................................................................................................... 7
6.0 Parkland .................................................................................................... 7
7.0 Implementation and Interpretation ......................................................... 8
Part 1: The Preamble Page 1
PART I -PREAMBLE
1.0 INTRODUCTION
This part of the Amendment entitled Part 1 -The Preamble, introduces the
Amendment and describes the context and planning process leading to the
documents preparation. It is for explanatory purposes only and does not form part
of the Amendment.
2.0 PURPOSE OF THE AMENDMENT
The purpose of this amendment is to redesignate those lands currently identified as
Site Specific Policy Area 3.1.4k in the Official Plan for the Town of Aurora to permit
the development of an urban and suburban residential community. Specifically, the
effect of this amendment is to redesignate those lands identified on Schedule "A-A"
from Rural to site specific Suburban Residential (SR-1), Suburban Residential, Core
Area Open Space and Supporting Area Open Space.
3.0 LOCATION OF THE AMENDMENT
The area of this Official Plan Amendment consists of approximately 50 hectares
(125 acres) of land comprising part of Lot 86, Concession 1, W.Y.S. in the Town of
Aurora. The lands are bound by Bathurst Street on the west, St. John's Sideroad
on the south, the Aurora/Newmarket Municipal Boundary in the north and the
Anglican Church recreational property on the east. The Amendment area is
delineated more specifically on Schedule "AA'', attached hereto.
4.0 BASIS FOR THE AMENDMENT
4.1 The area covered by this Amendment was designated rural in the Town of
Aurora Official Plan. The Town's Growth Management Study recognized this
land as a future urban residential expansion area within the planning period
to the year 2016.
4.2 Town of Aurora Official Plan Amendment No. 17 establishes the subject land
as a future urban expansion area. Schedule A to Official Plan Amendment
No. 17 recognizes the land subject to this Amendment as Future Urban Area
3 -St. John's/Bathurst.
4.3 Official Plan Amendment No. 17 also establishes the subject land as Site
Specific Policy Area 3.1.4k, which states that:
"The land identified on Schedule H as 3.1.4k shall be brought
into the Town's urban settlement boundary through a site-
specific amendment to this Plan to designate specific land
uses prior to any development taking place. It is intended that
future proposals for this land shall encourage and
accommodate primarily low-intensity, environmentally-sensitive
residential development on full urban services. In its
evaluation of any future amendment, Council will require that
the following by submitted:
Part 1: The Preamble Page2
• A concept plan describing the road, lotting and open space
pattern for the overall area that would serve as the basis for
a subdivision or condominium plan and illustrate how
compatibility would be achieved with adjacent lands;
• A detailed environmental report which identifies and
precisely details the boundaries and significance of the
land's natural features, including methods for protecting
significant features and minimizing potential impacts;
• A detailed servicing report that addresses options regarding
the provision of water supply, wastewater and stormwater
facilities including how the proposal will strive to protect and
retain significant natural features, where necessary."
4.4 Official Plan Amendment No.3 to the Region of York Official Plan places the
subject land in the Urban Area of the Region of York.
4.5 The required studies supporting this Amendment have been prepared and
submitted to the Town of Aurora, including a planning and community design
overview, hydrogeology study, slope stability report, natural environment
background report, functional servicing plan, traffic impact assessment and
phase I environmental site assessment.
4.6 The physical features of the land subject to this amendment and the existing
pattern of land ownership warrant a comprehensive approach to community
design and servicing, as undertaken in the supporting studies mentioned
above.
4. 7 The Official Plan requires that the lands be developed on full urban municipal
services. Water supply and sanitary sewer capacity will be available at the
time of development. Topography and natural drainage dictate the location
of servicing facilities.
4.8 The area is comprised of eight land holdings ranging in size from
approximately 1 hectare to 16 hectares. All of the landowners within the
area are aware of the study.
4.9 The lands subject to this amendment are within the Oak Ridges Moraine
Planning Area. The features and natural resources within the area have
been addressed in the context of the proposed development. The valleyland
portions of the area are to be designated as Core Area Open Space or
Supporting Area Open Space.
Part 2: The Amendment Page3
PART 2 -THE AMENDMENT
1.0 INTRODUCTION
All of this part of the document entitled Part 2 -The Amendment, consisting of the
following text and attached map, designated Schedule "AA" ( Land Use Plan),
constitutes Amendment No. 37 to the Official Plan for the Town of Aurora.
2.0 DETAILS OF THE AMENDMENT
2.1 Amendment to Schedules "A" and "H" of the Official Plan as Amended by
OPA No.17.
a) Schedule "A" of the Official Plan is hereby amended by removing the lands
from the "Special Study or Secondary Planning Areas" and denoting on
Schedule "A" that the lands are designated site specific "Suburban
Residential-(SR-1)", "Suburban Residential", "Core Area Open Space" and
"Supporting Area Open Space" designations in accordance with Schedule
"AA" and the Policies of Official Plan Amendment 37.
b) Schedule "H" of the Official Plan as amended by OPA No. 17 is hereby
updated to include the following notation "3.1.4k-In accordance with OPA
No. 37".
2.2 Section 3.1.4k Site Specific Policy Areas of the Official Plan as added by OPA
No. 17 is hereby replaced by the following:
Section 3.1.4k:
1.0 General Policies:
a) The lands identified on Schedule H as 3.1.4k or Part Lot 86,
Concession 1, W.Y.S., generally known as the "Northwest Aurora
Planning Area" are intended to accommodate primarily low-intensity,
environmentally-sensitive residential development on full urban
services with the maximum number of units within the planning area
being 260.
b) The following principles shall guide the preparation and review of
plans of subdivision:
• lot grading practices shall protect vegetation communities at grade;
• activities within the dripline of protected vegetation features shall be
controlled through subdivision lotting design, zoning by-law siting
specification, and site planning practices, where appropriate and
necessary;
Part 2: The Amendment Page4
• naturalized landscaping shall be encouraged adjacent to the green lands
system; and
• erosion and sediment control plans shall be implemented for those areas
that drai~ to the open space system.
• all development shall occur in accordance with the environmental reports
and addendum's submitted in support of this amendment. These reports
include the following:
• Environment Background Report dated August 2000 prepared by
ESG International. This report shall also be modified in accordance
with the comments from the Ministry of Municipal Affairs dated August
2, 2000;
• Hydrogeology Study dated September 2000 prepared by Dillon
Consulting;
• Traffic Impact Study dated September 2000 prepared by Marshall
Macklin Monaghan; and
• Functional Servicing Report dated September 2000 prepared by
Sabourin Kimble & Associates Ltd.
• access from the rear yards to the open space lands shall be restricted.
Suitable fencing shall be approved by the Town.
• A homeowners' manual shall be prepared by the Owner/Developer and
approved by the Town to educate the homeowners about the benefit and
attributes of the natural features in the area and to advise them of good
stewardship practices.
• Consideration shall be given to the implementation of a post development
monitoring program to determine impacts on the environmental protection
area and to recommend any mitigative measures.
2.0 Land Use Designations
2.1 "Suburban Residential -(SR-1 )"
"Suburban Residential-(SR-1)" within the Site Specific Policy Area
shall be comprised of fully serviced single detached residential lots
with frontages generally greater than 24 metres, and areas generally
greater than 800 square metres and shall be subject to the policies of
this Plan. Accessory uses and home occupations which are
accessory and subsidiary to the residential use and compatible with .
the residential environment may also be permitted. Neighbourhood
oriented support services such as schools and parks shall also be
permitted.
2.2 Suburban Residential (SR)
"Suburban Residential (SR)" within the Site Specific Policy Area shall
generally be comprised of fully serviced residential lots of
approximately 0.2 hectares is size. Development on those lands
Part 2: The Amendment PageS
designated Suburban Residential shall be compatible with the existing
estate and suburban residences on the south side of St. John's
Sideroad. Reverse frontage onto St. John's Sideroad shall not be
permitted. Accessory uses and home occupations which are
accessory and subsidiary to the residential use and compatible with
the residential environment may also be permitted.
2.3 Core Area Open Space (COS)
"Core Area Open Space" within the Site Specific Policy Area shall be
comprised of open space, approved stormwater management outlets,
and approved road and municipal service crossings. Other than the
above permitted services this area shall remain in its natural state with
only passive recreation uses being permitted. The lands designated
Core Area Open Space shall be dedicated to the Town: Development
in proximity to these Core Area Open Space lands shall protect and
respect the existing natural edges, provide slope stabilization, and if
desirable and necessary, provide trails and open space management
programs. Lands designated Core Area Open Space are comprised
of two interrelated ecological elements -the riparian corridor and the
highest quality vegetation communities.
a) Riparian Corridor
Those lands designated Core Area Open Space within the Site
Specific Policy Area include a riparian corridor. This riparian corridor
shall be comprised of the floodplain and a 15-metre water quality
buffer on each side of the tributary of Tannery Creek. In conjunction
with the development of the adjacent residential lands surrounding the
Creek, barriers to fish movement shall be removed and areas of poor
riparian cover shall be replanted.
b) Highest Quality Vegetation Communities
Those lands designated Core Area Open Space within the Site
Specific Policy Area include the highest quality vegetation
communities in the area. These highest quality vegetation
communities include mature forests and swamps dominated by native
species. In conjunction with the development of the adjacent
residential lands, invasive species shall be managed by the
Owner/Developer within the highest quality vegetation communities.
2.4 Supporting Area Open Space (SOS)
Those lands designated Supporting Area Open Space within the Site
Specific Policy Area shall generally be comprised of open space,
approved stormwater management facilities, approved road and
municipal service crossings, trails and passive use parks. Tot lot play
areas may be permitted subject to detailed review as part of the
subdivision approval process . Boundaries and natural edges shall be
defined, in detail, through the subdivision approval process. Lands
designated Supporting Area Open Space shall be dedicated to the
Town unless detailed studies prepared as part of the Subdivision
approval process indicate that certain lands may be located within the
rear yards of certain lots. Should portions of the Supporting Area
Part 2: The Amendment Page6
Open Space be located within private lots protection shall be sought
in the form of zoning controls or through such legal agreements as
conservation easements or restrictive covenants, as well as through
encouragement of stewardship initiatives. Lands designated
Supporting Area Open Space are comprised of two interrelated
ecological elements-the supporting vegetation communities and the
valley land forms.
a) Supporting Vegetation Communities
Lands designated Supporting Area Open Space within the Site
Specific Policy Area may include supporting vegetation communities.
These supporting vegetation communities shall be comprised of the
successional forest and plantations, disturbed riparian thicket swamps
and old fields coincident with steeper slopes. Detailed limits and of
the supporting vegetation communities shall be determined through
the subdivision approval process. Restoration of the supporting
vegetation communities shall occur if impacted by development.
b) Valley Land Form
Lands designated Supporting Area Open Space within the Site
Specific Policy Area may include areas of steep or moderate slopes.
Detailed limits and of the areas of steep or moderate slopes shall be
determined through the subdivision approval process. Stabilization of
the valley land form shall occur if impacted by development.
3.0 Transportation -Road and entrance locations
a) The location of the proposed new intersections along St. John's
Sideroad and Bathurst Street shall be consistent with the locations
shown on Schedule "AA". Minor flexibility in these locations may be
permitted subject to approval of the Region of York, the Town and
affected landowners.
b) All new lots shall have access to internal streets only. Plans of
subdivision shall provide new access locations for existing residential
dwellings from internal streets and existing entrances to St. John's
Sideroad and Bathurst Street shall be closed as part of the execution
of individual subdivision agreements.
c) The location of the internal streets shall be in general conformity with
the locations as shown on "Schedule AA". Alteration to the road
pattern may be considered provided consideration is given to the
location of roadways on adjacent properties and subject to approval
of the Town and affected landowners.
d) The location of the proposed creek crossing shall be in the location
shown on Schedule "AA" and be designed to the satisfaction of the
Town and the Lake Simcoe Region Conservation Authority.
e) A road connection(s) to the Town of Newmarket may be considered
subject to approval by the Town of Aurora, Town of Newmarket and
affected landowners.
Part 2: The Amendment Page7
4.0 Urban Design/Landscaping
a) Landscaped buffer strips shall be located along St. John's Sideroad
and along Bathurst Street. These buffers strips shall generally be
within private property. The subdivision agreement shall include a
clause that requires the developer to be responsible for the
completion of such landscaped buffers.
b) The proposed driveways to the suburban residential lots shall include
entrance features along with landscaping along the entire driveway
length to provide a buffer from adjacent lots. The design of such
features and landscaping and associated costs shall be the
responsibility of the developer.
c) The proposed homes along St. John's Sideroad shall be
complimentary to the existing homes in the area. Policy 3.9-Urban
Design of the Town of Aurora Official Plan shall apply to the subject
lands.
d) Noise reports shall be required as part of the subdivision approval
process and warning clauses shall be placed on title indicating that
traffic volumes along St. John's Sideroad and Bathurst Street will
increase.
e) Vegetation impact assessments will be required for areas outside of
the Open Space Designations. Such assessment shall include
preservation/protection measures and restoration plantings shall
occur within the Landscape buffer strips.
5.0 Servicing
a) A Functional Servicing Plan that addresses the provision of water
supply, wastewater and stormwater facilities including how the
proposal will strive to protect and retain significant natural features
shall be completed to the satisfaction of the Town, the Region of York
and other appropriate government agencies prior to any draft plan
approvals.
b) The draft plan approvals shall contain a condition which requires
confirmation that servicing allocation is available for the site prior to
the adoption of a zoning by-law. Alternatively the by-law may contain
a holding prefix which can not be removed until confirmation of
servicing allocation.
6.0 Parkland
Parkland dedication shall be in accordance with Section 3.5 of the Official
Plan. Any lands dedicated for parks shall be in a location and condition
acceptable to the Town.
Tot lot play areas will be required within the amendment area in locations
approved by the Town. The Town requires a minimum of one such facility to
the west of the existing valleylands and the determination of need for future
facilities will occur during the subdivision approval processes which will also
determine the required size and location of such facilities.
Part 2: The Amendment PageS
Schedule "I" of the Town of Aurora Official Plan indicates that trails are
proposed within the amendment lands. Subdivision plans shall recognize
and provide for the trail system where required.
7.0 Implementation and Interpretation
7.1 Cost Sharing
In addition to Development Charges capital contributions, prior to final
approval of any plans of subdivision, or prior to the granting of any
severance, the Town will require that any applicant for a plan of subdivision
or severance enter into Cost Sharing Agreements or make other suitable
arrangements, in the opinion of the Town, amongst other landowners in this
secondary planning area to share the costs of infrastructure and other public
services (the "public services") where those other landowners benefit from
the construction or dedication of the public services in order to implement
development of the secondary plan area and equalize the cost of
development. Such costs may include secondary plan component studies,
other common studies, infrastructure, facilities and works, including the costs
of planning, constructing and providing land for the establishment of schools,
park sites and stormwater management facilities. The Town will not negotiate
or be a party to such arrangements. The issuance of approvals or the
release of lands for development may be subject to the finalization, execution
or registration of such cost sharing agreements, as appropriate.
7.2 Interpretation
The implementation and interpretation of this Amendment shall be in
accordance with the respective policies of the Aurora Official Plan.
Explanatory Note
Re: Official Plan Amendment No. 37
Amendment No. 37 -Northwest Aurora proposes to redesignate the subject lands,
which are located within part of lot 86, Concession 1, WYS, from "Rural" and
"Special Study or Secondary Planning Area to site specific "Suburban Residential
-(SR-1)", "Suburban Residential (SR)", "Core Area Open Space (COS)" and
"Supporting Area Open Space (SOS)".
The purpose of the amendment is to accommodate primarily low-intensity,
environmentally-sensitive residential development on full urban services with the
maximum number of units within the planning area being 260. The existing woodlots
and valleylands will be protected within the open space designations and the
abutting residential lots will be subject to development controls to minimize impact
on the natural environment.
TOWNSHIP
OF
KING
TOWN
OF
NEWMARKET
'.
SCHEDULE "A-A"
LAND USE PLAN
AMENDMENT No. 37
TO THE OFFICIAL PLAN FOR
THE TOWN OF AURORA
--------11 u•••nm ------SR-1 ,__.. _...,..---_____ _
I _____ _j
r------,1
L _____ _jl
r ---------,1 SR-1 1
L=====:;)
~
LEGEND
LeJ STORMWATER MANAGEMENT
FACILITY {CONCEPTUAL)
------PLANNING AREA
~ ,-,
I I ' ....... /
POSSIBLE INTERSECTION
PROPOSED LOCATION
OF CREEK CROSSING
CONCEPTlJAL
ROAD PATTERN
LAND USE
~ SUBURBAN RESIDENTIAL (SR-1)
~ SUBURBAN RESIDENTIAL
~ CORE AREA OPEN SPACE
OBHll SUPPORTING AREA OPEN SPACE
-i ;-
~~~ Mar•~l
\1. ~=~an >t<SULT1Na ...._, ... , ...... ~ ............ .,.. ........ __ "·""'-"'""' ... -.... ·-
February 13, 2001
Mr. Bob Panizza
Director, Corporate Services
Town of Aurora
P.O. Box 1000
100 John West Way
Aurora, Ontario
L4G 6J1
Dear Mr. Panizza:
Planning Department
TOWN OF AURORA
PLANNING DEPARTMENT
RECEIVED
FEB 1 5 2001
JNITIA~ -:2---
ACTIO
Re: Approval of Amendment No. 37 to the
Official Plan for the Town of Aurora
File: 19-0P-0026-0037
On February 13, 2001 this Official Plan document was approved with modifications.
Please see the certificate page attached to a copy of the original document. The
original copy has been retained for the Region's records. We are also returning the
remaining working copies.
Yours truly,
/)!~
Craig Prper,~IP, R
Senior Planner
c. Sue Seibert, Town of Aurora
Larry Dekkema, Ballymore Dev. Corp.
The Regional Municipality of York, 17250 Yongt Street, Newmarket, Ontario L3 Y 6Z I
Tel: (905) 895-1231, 1-877-G04-YORK(I-877-464-9675). Fax: (905) 895-3482
I ntemtt: www. rtgion. york.on.(a
Planning Department
AMENDMENT NO. 37
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA
This Amendment No. 37 to the Town of Aurora Official Plan, which was adopted by
the Council of the Corporation of the Town of Aurora, is hereby approved under
Section 17(9) of the Planning Act with the following modifications:
Modify Part II, The Amendment, Section 3.0 by adding the following subsections:
f) Prior to approval of any plan(s) of subdivision the Owner(s) shall have prepared by a
qualified transportation consultant, a functional transportation report/ plan outlining the
required Regional road improvements for the development area. The report/ plan,
submitted to the Regional Transportation and Works Department for review and
approval, shall explain all transportation issues and shall recommend· mitigative measures
for these issues.
g) Prior to final approval of any plan(s) of subdivision, the Owner(s) shall submit
development staging plans to clearly identify road imprm·ements necessary at the start of
each phase of development. The developers group will be required to enter into an
agreement with the Region outlining the developers obligation for constructing the road
improvements and timing.
Date: {e;f-:y . /3, Mo I
Neil Garbe, 1 CIP, RPP
Director of Development Services
Regional Planning & Development
Services Department
Regional Municipality of York
The Regional Municipality of York, 17250 Yonge Street, Newmarket, Ontario L3 Y 6Zl
Tel: (905) 895·1231, 1·877·GD4·YDRK (1.877·464·9675), Fax: (905) 895·3482
Internet: www.region.york.on.ca
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(Northwest Aurora)
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4219-00.D
BEING A BY-LAW to adopt Official Plan Amendment No. 37
The Council of the Corporation of the Town of Aurora, under Section 17 (22) of the
Planning Act. RSO 1990 Chapter P. 13 as amended, hereby enacts as follows: ·
1. Official Plan Amendment No. 37 for the Town of Aurora, consisting of the
attached explanatory text and schedules, is hereby adopted.
2. The Clerk is hereby authorised and directed to make application to the Regional
Municipality of York for approval of Official Plan Amendment No. 37 for the Town
of Aurora.
3. This By-law shall come into force and take effect on the day of the final passage
thereof.
READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 1d" DAY
OF OCTOBER, 2000.
B.
AMENDMENT NO. 37
TO THE
OFFICIAL PLAN
FOR THE TOWN OF AURORA
NORTHWEST AURORA AMENDMENT
AMENDMENT NO. 37
TO THE OFFICIAL PLAN OF THE TOWN OF AURORA
STATEMENT OF COMPONENTS
PART 1: THE PREAMBLE ..................... ; ..•..............••..•...•...................•.......••.•.•.•.... 1
1.0 Introduction ..............................•...................................................•.•••••...•. 1
2.0 Purpose of the Amendment ...........................•...........................•..•........• 1
3.0 Location of the Amendment ...................................................................• 1
4.0 Basis for the Amendment. .......................•..............•.................•.....•...•.... 1
PART II: THE AMENDMENT .......................................•................................•...•.•.•.•. 3
1.0 Introduction ...........................................•.....•..................................•.......•. 3
2.0 Details of the Amendment .................................................................•...•. 3
3.0 Transportation -Roads and entrances ............................................•...•. 6
4.0 Urban Design ...............................................................................•...........• 7
5.0 Services .................................................................................................... 7
6.0 Parkland .................................................................................................... 7
7.0 Implementation and Interpretation ......................................................... 8
Part I: Tbe Preamble Page I
PART I-PREAMBLE
1.0 INTRODUCTION
This part of the Amendment entitled Part 1 • The Preamble, introduces the
Amendment and describes the context and planning process leading to the
documents preparation. It is for explanatory purposes only and does not form part
of the Amendment.
2.0 PURPOSE OF THE AMENDMENT
The purpose of this amendment is to redesignate those lands currently identified as
Site Specific Policy Area 3.1.4k in the Official Plan for the Town of Aurora to permrt
the development of an urban and suburban residential community. Specifically, the
effect of this amendment is to redesignate those lands identified on Schedule "A-A"
from Rural to site specific Suburban Residential (SR-1 ), Suburban Residential, Core
Area Open Space and Supporting Area Open Space.
3.0 LOCATION OF THE AMENDMENT
The area of this Official Plan Amendment consists of approximately 50 hectares
(125 acres) of land comprising part of Lot 86, Concession 1, W.Y.S. in the Town of
Aurora. The lands are bound by Bathurst Street on the west, St. John's Sideroad
on the south, the Aurora/Newmarket Municipal Boundary in the north and the
Anglican Church recreational property on the east. The Amendment area is
delineated more specifically on Schedule "AA", attached hereto.
4.0 BASIS FOR THE AMENDMENT
4.1 The area covered by this Amendment was designated rural in the Town of
Aurora Official Plan. The Town's Growth Management Study recognized this
land as a future urban residential expansion area within the planning period
to the year 2016.
4.2 Town of Aurora Official Plan Amendment No. 17 establishes the subject land
as a future urban expansion area. Schedule A to Official Plan Amendment
No. 17 recognizes the land subject to this Amendment as Future Urban Area
3 -St. John's/Bathurst.
4.3 Official Plan Amendment No. 17 also establishes the subject land as Site
Specific Policy Area 3.1.4k, which states that:
"The land identified on Schedule H as 3.1.4k shall be brought
into the Town's urban settlement boundary through a site-
specific amendment to this Plan to designate specific land
uses prior to any development taking place. It is intended that
future proposals for this land shall encourage and
accommodate primarily low-Intensity, environmentally-sensitive
residential development on full urban services. In its
evaluation of any future amendment. Council will require that
the following by submitted:
Part 1: The Preamble Page2
• A concept plan describing the road, lotting and open space
pattern for the overall area that would serve as the basis for
a subdivision or· condominium plan and illustrate how
compatibility would be achieved with adjacent lands;
• A detailed environmental report which identifies and
precisely details the boundaries and significance of the
land's natural features, including methods for protecting
significant features and minimizing potential impacts;
• A detailed servicing report that addresses options regarding
the provision of water supply, wastewater and stormwater
facilijies including how the proposal will strive to protect and
retain significant natural features, where necessary."
4.4 Official Plan Amendment No. 3 to the Region of York Official Plan places the
subject land in the Urban Area of the Region of York.
4.5 The required studies supporting this Amendment have been prepared and
submitted to the Town of Aurora, including a planning and communijy design
overview, hydrogeology study, slope stability report, natural environment
background report, functional servicing plan, traffic impact assessment and
phase I environmental site assessment.
4.6 The physical features of the land subject to this amendment and the existing
pattern of land ownership warrant a comprehensive approach to communijy
design and servicing, as undertaken in the supporting studies mentioned
above.
4.7 The Official Plan requires that the lands be developed on full urban municipal
services. Water supply and sanitary sewer capacity will be available at the
time of development. Topography and natural drainage dictate the location
of servicing facilities.
4.8 The area is comprised of eight land holdings ranging in size from
approximately 1 hectare to 16 hectares. All of the landowners within the
area are aware of the study.
4.9 The lands subject to this amendment are within the Oak Ridges Moraine
Planning Area. The features and natural resources within the area have
been addressed in the context of the proposed development. The valleyland
portions of the area are to be designated as Core Area Open Space or
Supporting Area Open Space.
Part2: The Amendment Page3
PART 2 -THE AMENDMENT
1.0 INTRODUCTION
All of this part of the document entrtled Part 2 -The Amendment, consisting of the
following text and attached map, designated Schedule "AA" ( Land Use Plan),
constitutes Amendment No. 37 to the Official Plan for the Town of Aurora.
2.0 DETAILS OF THE AMENDMENT
2.1 Amendment to Schedules "A" and "H" of the Official Plan as Amended by
OPA No.17.
a) Schedule "A" of the Official Plan is hereby amended by removing the lands
from the "Special Study or Secondary Planning Areas" and denoting on
Schedule "A" that the lands are designated site specific "Suburban
Residential-(SR-1 )", "Suburban Residential", "Core Area Open Space" and
"Supporting Area Open Space" designations in accordance with Schedule
"AA" and the Policies of Official Plan Amendment 37.
b) Schedule "H" of the Official Plan as amended by OPA No. 17 is hereby
updated to include the following notation "3.1.4k-In accordance with OPA
No. 37".
2.2 Section 3.1.4k Site Specific Policy Areas of the Official Plan as added by OPA
No. 17 is hereby replaced by the following:
Section 3.1.4k:
1.0 General Policies:
a) The lands identified on Schedule H as 3.1.4k or Part Lot 86,
Concession 1, W.Y.S., generally known as the "Northwest Aurora
Planning Area" are intended to accommodate primarily low-intensity,
environmentally-sensitive residential development on full urban
services with the maximum number of units within the planning area
being 260.
b) The following principles shall guide the preparation and review of
plans of subdivision:
• lot grading practices shall protect vegetation communities at grade;
• activities within the dripline of protected vegetation features shall be
controlled through subdivision lotting design, zoning by-law siting
specification. and site planning practices. where appropriate and
necessary;
Part 2: The Amendment Page4
• naturalized landscaping shall be encouraged adjacent to the greenlands
system; and
• erosion and sediment control plans shall be implemented for those areas
that drain to the open space system.
• all development shall occur in accordance with the environmental reports
and addendum's submitted in support of this amendment. These reports
include the following:
• Environment Background Report dated ·.August 2000 prepared by
ESG International. This report shall also be modified in accordance
wrth the comments from the Ministry of Municipal Affairs dated August
2, 2000;
• Hydrogeology Study dated September 2000 prepared by Dillon
Consulting;
• Traffic Impact Study dated September 2000 prepared by Marshall
Macklin Monaghan; and
• Functional Servicing Report dated September 2000 prepared by
Sabourin Kimble & Associates Ltd.
• access from the rear yards to the open space lands shall be restricted.
Suitable fencing shall be approved by the Town.
• A homeowners' manual shall be prepared by the Owner/Developer and
approved by the Town to educate the homeowners about the benefit and
attributes of the natural features in the area and to advise them of good
stewardship practices.
• Consideration shall be given to the implementation of a post development
monrtoring program to determine impacts on the environmental protection
area and to recommend any mitigative measures.
2.0 Land Use Designations
2.1 "Suburban Residential -(SR-1 )"
"Suburban Residential-(SR-1)" within the Site Specific Policy Area
shall be comprised of fully serviced single detached residential lots
with frontages generally greater than 24 metres, and areas generally
greater than 800 square metres and shall be subject to the policies of
this Plan. Accessory uses and home occupations which are
accessory and subsidiary to the residential use and compatible with
the residential environment may also be permitted. Neighbourhood
oriented support services such as schools and parks shall also be
permitted.
2.2 Suburban Residential (SR)
"Suburban Residential (SR)" within the Site Specific Policy Area shall
generally be comprised of fully serviced residential lots of
approximately 0.2 hectares is size. Development on those lands
Part 2: The Amendment PageS
designated Suburban Residential shall be compatible w~h the existing
estate and suburban residences on the south side of St. John's
Sideroad. Reverse frontage onto St. John's Sideroad shall not be
permitted. Accessory uses and home occupations which are
accessory and subsidiary to the residential use and compatible with
the residential environment may also be permitted.
2.3 Core Area Open Space (COS)
"Core Area Open Space" w~in the Site Specific Policy Area shall be
comprised of open space, approved stormwater management outtets,
and approved road and municipal service crossings. Other than the
above permitted services this area shall remain in ~s natural state with
only passive recreation uses being permitted. The lands designated
Core Area Open Space shall be dedicated to the Town. Development
in proximity to these Core Area Open Space lands shall protect and
respect the existing natural edges, provide slope stabilization, and if
desirable and necessary, provide trails and open space management
programs. Lands designated Core Area Open Space are comprised
of two interrelated ecological elements-the riparian corridor and the
highest quality vegetation communities.
a) Riparian Corridor
Those lands designated Core Area Open Space within the Site
Specific Policy Area include a riparian corridor. This riparian corridor
shall be comprised of the floodplain and a 15-metre water quality
buffer on each side of the tributary of Tannery Creek. In conjunction
with the· development of the adjacent residential lands surrounding the
Creek, barriers to fish movement shall be removed and areas of poor
riparian cover shall be replanted.
b) Highest Quality Vegetation Communities
Those lands designated Core Area Open Space within the Site
Specific Policy Area include the highest quality vegetation
communities in the area. These highest quality vegetation
commun~ies include mature forests and swamps dominated by native
species. In conjunction with the development of the adjacent
residential lands, invasive species shall be managed by the
Owner/Developer within the highest quality vegetation communities.
2.4 Supporting Area Open Space (SOS)
Those lands designated Supporting Area Open Space within the Site
Specific Policy Area shall generally be comprised of open space,
approved stormwater management facilities, approved road and
municipal service crossings, trails and passive use parks. Tot lot play
areas may be permitted subject to detailed review as part of the
subdivision approval process . Boundaries and natural edges shall be
defined. in detail. through the subdivision approval process. Lands
designated Supporting Area Open Space shall be dedicated to the
Town unless detailed studies prepared as part of the Subdivision
approval process indicate that certain lands may be located within the
rear yards of certain lots. Should portions of the Supporting Area
Part 2: The Amendment Page6
Open Space be located within private Jots protection shall be sought
in the form of zoning controls or through such legal agreements as
conservation easements or restrictive covenants, as well as through
encouragement of stewardship initiatives. Lands designated
Supporting Area Open Space are comprised of two interrelated
ecological elements-the supporting vegetation communities and the
valley land forms.
a) Supporting Vegetation Communities
Lands designated Supporting Area Open Space within the Site
Specific Policy Area may include supporting vegetation communities.
These supporting vegetation communities shall be comprised of the
successional forest and plantations, disturbed riparian thicket swamps
and old fields coincident with steeper slopes. Detailed limits and of
the supporting vegetation communities shall be determined through
the subdivision approval process. Restoration of the supporting
vegetation communities shall occur if impacted by development.
b) Valley Land Form
Lands designated Supporting Area Open Space within the Site
Specific Policy Area may include areas of steep or moderate slopes.
Detailed limits and of the areas of steep or moderate slopes shall be
determined through the subdivision approval process. Stabilization of
the valley land form shall occur if impacted by development.
3.0 Transportation -Road and entrance locations
a) The location of the proposed new intersections along St. John's
Sideroad and Bathurst Street shall be consistent with the locations
shown on Schedule "AA". Minor flexibility in these locations may be
permitted subject to approval of the Region of York, the Town and
affected landowners.
b) All new lots shall have access to internal streets only. Plans of
subdivision shall provide new access locations for existing residential
dwellings from internal streets and existing entrances to St. John's
Sideroad and Bathurst Street shall be closed as part of the execution
of individual subdivision agreements.
c) The location of the internal streets shall be in general conformity with
the locations as shown on "Schedule AA". Alteration to the road
pattern may be considered provided consideration is given to the
location of roadways on adjacent properties and subject to approval
of the Town and affected landowners.
d) The location of the proposed creek crossing shall be in the location
shown on Schedule "AA" and be designed to the satisfaction of the
Town and the Lake Simcoe Region Conservation Authonty.
e) A road connection(s) to the Town of Newmarket may be considered
subject to approval by the Town of Aurora, Town of Newmarket and
affected landowners.
Part 2: The Amendment Page7
4.0 Urban Design/Landscaping
a) Landscaped buffer strips shall be located along St. John's Sideroad
and along Bathurst Street. These buffers strips shall generally be
within private property. The subdivision agreement shall include a
clause that requires the developer to be responsible for the
completion of such landscaped buffers.
b) The proposed driveways to the suburban residential lots shall include
entrance features along with landscaping along the entire driveway
length to provide a buffer from adjacent lots. The design of such
features and landscaping and associated costs shall be the
responsibility of the developer.
c) The proposed homes along St. John's Sideroad shall be
complimentary to the existing homes in the area. Policy 3.9-Urban
Design of the Town of Aurora Official Plan shall apply to the subject
lands.
d) Noise reports shall be required as part of the subdivision approval
process and warning clauses shall be placed on title indicating that
traffic volumes along St. John's Sideroad and Bathurst Street will
increase.
e) Vegetation impact assessments will be required for areas outside of
the Open Space Designations. Such assessment shall include
preservation/protection measures and restoration plantings shall
occur within the Landscape buffer strips.
5.0 Servicing
a) A Functional Servicing Plan that addresses the provision of water
supply, wastewater and stonmwater facilities including how the
proposal will strive to protect and retain significant natural features
shall be completed to the satisfaction of the Town, the Region of York
and other appropriate government agencies prior to any draft plan
approvals.
b) The draft plan approvals shall contain a condition which requires
confirmation that servicing allocation is available for the site prior to
the adoption of a zoning by-law. Alternatively the by-law may contain
a holding prefix which can not be removed until confirmation of
servicing allocation.
6.0 Parkland
Parkland dedication shall be in accordance with Section 3.5 of the Official
Plan. Any lands dedicated for parks shall be in a location and condition
acceptable to the Town.
Tot lot play areas will be required within the amendment area in locations
approved by the Town. The Town requires a minimum of one such facility to
the west of the existing valleylands and the determination of need for future
facilities will occur during the subdivision approval processes which will also
determine the required size and location of such facilities.
' Part 2: The Amendment PageS
Schedule "I" of the Town of Aurora Official Plan indicates that trails are
proposed within the amendment lands. Subdivision plans shall recognize
and provide for the trail system where required.
7.0 Implementation and Interpretation
7.1 Cost Sharing
In addition to Development Charges capital contributions. prior to final
approval of any plans of subdivision. or prior to the granting of any
severance, the Town will require that any applicant for a plan of subdivision
or severance enter into Cost Sharing Agreements or make other suitable
arrangements, in the opinion of the Town, amongst other landowners in this
secondary planning area to share the costs of infrastructure and other public
services (the "public services") where those other landowners benefit from
the construction or dedication of the public services in order to implement
development of the secondary plan area and equalize the cost of
development. Such costs may include secondary plan component studies,
other common studies, infrastructure, facilities and works, including the costs
of planning, constructing and providing land for the establishment of schools,
park sites and stormwater management facilities. The Town will not negotiate
or be a party to such arrangements. The issuance of approvals or the
release of lands for development may be subject to the finalization, execution
or registration of such cost sharing agreements, as appropriate.
7.2 Interpretation
The implementation and interpretation of this Amendment shall be in
accordance with the respective policies of the Aurora Official Plan.
Explanatory Note
Re: Official Plan Amendment No. 37
Amendment No. 37-Northwest Aurora proposes to redesignate the subject lands,
which are located within part of lot 86, Concession 1, WYS, from "Rural" and
"Special Study or Secondary Planning Area to site specific "Suburban Residential
-(SR-1)", "Suburban Residential (SR)", "Core Area Open Space (COS)" and
"Supporting Area Open Space (SOS)".
The purpose of the amendment is to accommodate primarily low-intensity,
environmentally-sensitive residential development on full urban services with the
maximum number of units within the planning area being 260. The existing woodlots
and valleylands will be protected within the open space designations and the.
abutting residential lots will be subject to development controls to minimize impact
on the natural environment.
TOWNSHIP
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SCHEDULE "A-A"
LAND USE PLAN
AMENDMENT No. 37
TO THE OFFICIAL PLAN FOR
THE TOWN OF AURORA
lEGEND lAND USE
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