AGENDA - Council - 20110208PUBLIC RELEASE
February 4, 2011
TOWN OF AURORA
COUNCIL MEETING
AGENDA
Tuesday, February 8, 2011
7:00 p.m.
Council Chambers
I DECLARATIONS OF PECUNIARY INTEREST
II APPROVAL OF AGENDA
RECOMMENDED:
THAT the agenda as circulated by the Customer and Legislative Services
Department be approved as presented.
III OPEN FORUM
IV ADOPTION OF MINUTES
Council Minutes of December 14, 2010 pg. 1
Council Minutes of January 25, 2011 pg. 12
Special Council - Public Planning Minutes of January 26, 2011 pg. 23
RECOMMENDED:
THAT the Council minutes of December 14, 2010, Council minutes of
January 25, 2011, and the Special Council - Public Planning minutes of
January 26, 2011 be adopted as printed and circulated.
Council Meeting Agenda
Tuesday, February 8, 2011
Page 2 of 6
V PRESENTATIONS
(a) Kim Gavine, Executive Director, Oak Ridges Moraine pg. 26
Foundation
Re: Measuring Success on the Oak Ridges Moraine
(b) Georgina Lee, President, Moving Forward 2015 Foundation pg. 42
Re: Introduction to Moving Forward 2015 Foundation
VI PUBLIC SERVICE ANNOUNCEMENTS
VII DETERMINATION OF ITEMS REQUIRING SEPARATE DISCUSSION
VIII ADOPTION OF ITEMS NOT REQUIRING SEPARATE DISCUSSION
IX DELEGATIONS
(a) Warren McClure, Representing Ratepayers of Aurora Yonge pg. 43
South (RAYS)
Re: Item 3 – PL11-002 – Applications to Amend the Official
Plan and Zoning By-law
P.A.R.C.E.L. Inc.
X CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION
XI REGIONAL REPORT
York Regional Council Highlights – January 27, 2011 pg. 109
Mayor’s Report
RECOMMENDED:
THAT the Regional Report be received for information.
XII NEW BUSINESS/GENERAL INFORMATION - COUNCILLORS
Council Meeting Agenda
Tuesday, February 8, 2011
Page 3 of 6
XIII CLOSED SESSION
THAT Council resolve into a Closed Session to consider:
¾ Litigation or potential litigation, including matters before administrative
tribunals, affecting the municipality or local board;
Re: Morris v. Johnson et al. - Defamation Action
¾ A proposed or pending acquisition or disposition of land by the
municipality or local board;
Re: 95 Allaura Blvd.
XIV READING OF BY-LAWS
RECOMMENDED:
THAT the following listed confirming by-law be given first, second, and
third readings and enacted:
5306-11 BEING A BY-LAW to confirm actions by pg. 118
Council Resulting from Council Meeting
on February 8, 2011
XV ADJOURNMENT
Council Meeting Agenda
Tuesday, February 8, 2011
Page 4 of 6
AGENDA ITEMS
1. General Committee Meeting pg. 44
Minutes of February 1, 2011
RECOMMENDED:
THAT the minutes of the General Committee Meeting of February 1, 2011
be received and the recommendations carried by the Committee be
approved.
2. Special General Committee Meeting pg. 50
Minutes of January 31, 2011
RECOMMENDED:
THAT the minutes of the Special General Committee Meeting of January
31, 2011 be received and the recommendations carried by the Committee
be approved.
3. Deferred from Council Meeting of January 25, 2011 (Item 5)
PL11-002 – Applications to Amend the Official Plan and pg. 55
Zoning By-law
P.A.R.C.E.L. Inc.
Plan M-42, Block B & Part of Block A
Official Plan Amendment File Number: D09-03-08
Zoning By-law Amendment File Number: D14-14-08
RECOMMENDED:
THAT report PL11-002 be received; and
THAT Council endorse in principle the applicant’s revised development
proposal subject to further negotiations; and
THAT Council direct Staff to represent the Town’s position at the Ontario
Municipal Board (OMB) and engage in mediation with the applicant if
necessary.
Council Meeting Agenda
Tuesday, February 8, 2011
Page 5 of 6
4. PR11-004 – Award of Tender PRS 2011-02 Nokiidaa Trail pg. 92
Helical Piers
RECOMMENDED:
THAT Council award Tender PRS 2011-02 for the installation of Helical
Piers required for the Nokiidaa Trail Boardwalk to TMP Foundations Ltd. in
the base bid amount of $61,750.00 (excluding HST); and
THAT Council approve an additional provisional amount of $25,000.00 for
Helical Pier extensions pending soil and site conditions.
5. Memorandum from Neil Garbe, Chief Administrative Officer pg. 98
Re: Smart Commute Award
RECOMMENDED:
THAT Council receive this memorandum for information.
6. Memorandum from John D. Leach, Director of Customer and pg. 100
Legislative Services/Town Clerk
Re: Adoption of Council Meeting Minutes No. 10-28, Tuesday,
December 14, 2010
RECOMMENDED:
THAT Council Meeting Minutes No. 10-28 of Tuesday, December 14,
2010 be adopted as printed and circulated.
7. Memorandum from Marco Ramunno, Director of Planning and pg. 101
Development Services
Re: Item 3 - Report No. PL11-002
RECOMMENDED:
THAT this memorandum be received; and
THAT a decision regarding Report No. PL11-002 again be deferred to a
future General Committee meeting to allow for on-going discussions with
the Town, applicant and ratepayers, in order to satisfactorily address
issues with respect to the application.
Council Meeting Agenda
Tuesday, February 8, 2011
Page 6 of 6
8. Memorandum from Marco Ramunno, Director of Planning and pg. 103
Development Services
Re: Delegation Regarding the Request to Convert the Area at Bayview
Avenue and St. John’s Sideroad into a Community Park
RECOMMENDED:
THAT this memorandum be received for information.
ADDITIONAL ITEMS
FOR COUNCIL MEETING
Tuesday, February 8, 2011
➢ New Delegation (b)
Paul M. DeMelo, Representing Daniels LR Corporation
Re: Item 8 - Delegation Regarding the Request to Convert the Area at
Bayview Avenue and St. John's Sideroad into a Community Park
RECOMMENDED:
THAT the comments of the delegate be received for information.
➢ Withdrawn Presentation (a)
Kim Gavine, Executive Director, Oak Ridges Moraine Foundation
Rescheduled to March 29, 2011
➢ New Item 9
Memorandum from John D. Leach, Director of Customer and Legislative Services
Re: Reconsideration / Regional Modifications and Approval of the 2C Secondary
Plan (OPA 73) / Report PL11-003
➢ New Closed Session Item 3
• A proposed or pending acquisition or disposition of land by the municipality
or local board; Re: 95 Allaura Blvd. (south part)
➢ Closed Session Additional Information
• Litigation or potential litigation, including matters before administrative
tribunals, affecting the municipality or local board; Re: Morris v. Johnson et
al. - Defamation Action
Customer and Legislative Services
Town Clerk
905-727.3123
info@eraurora:ea
Town of Aurora
1 Municipal Drive,
Box 1000, Aurora. ON L4G 6J1
written submissions and background information for
m of Council mustbe submitted to the Clerk's office by
No
Street Address
Tow lcify. Pastal Code .— _...
BUSINESS.-
E-MAIL ADDRESS:
REQUIREDO YOU i
Personal information on this form is collected under the legal' authority of the Municipal Act, as amended;. The information is
collected and maintained for the purpose of creating a record that is available to the general public, pursuant to Section 27 of
the Municipal Freedom of information and Protection of Privacy Act. Questions about this collection should be directed to
the Town Clerk, Town of Aurora t MunicipalDriveBox 1000Adrora, ON 1MG-W1 Telephone 905 727-323.
COzxzmuniry
Fagan LLP
Shastri
LAWYERS
February 7, 2011
Mayor Dawe and Members of Council
Aurora Town Hall
100 John West Way, Box 1000
Aurora, Ontario L4G 6J1
Dear Mr. Mayor and Members of Council:
PAUL M. DeMELO
T.416.368.2100 Ext. 228
Direct Fax: 416.324.4203
pdem1o@ks11p.ca
File: 07248
RE: Delegation Regarding the Request to Convert the Area at Bayview Avenue
and St. John's Sideroad into a Community Park
We are counsel for Daniels LR Corporation in connection with the above noted matter
and have been asked by our client to provide Council with our formal position with
respect to the delegation by Svetoslava Topouzova and George Topouzova of January
25th, 2011.
By way of background, our client submitted revised Draft Plan of Subdivision and
Zoning applications for the subject lands on January 18, 2008. The original applications
were submitted in 2006 by the former owner of the lands. The Town's Official Plan,
Secondary Plan and Urban Design Guidelines for the subject lands promote the
development of the subject lands for medium density residential development and
commercial development right at the corner of Bayview and St. John's. One of the
principle objectives of these policies is to create a "gateway" at this intersection,
primarily by bringing buildings closer to the street. As the staff report dated February
8th, 2001 indicates, the applications filed sought approval for a development comprising
of freehold, condominium and stacked townhouses as well as a commercial block. The
commercial block is intended and planned for neighborhood commercial uses that
would support the neighboring residential development. Immediately after the
submission of their applications, our client began to work closely with Town staff to
resolve all issues, including issues related to parkland and tree preservation and/or
replacement. A public meeting was held in November 2008, wherein Town Council
granted conditional approval to the proposal subject to the resolution of some
outstanding issues. None of the issues raised at that time or which required further work
as between the Town and our client related to parkland or tree preservation matters.
With regards to tree preservation, the applications were supported by an Environmental
Impact Study prepared by Gartner Lee in December of 2007 which concluded that the
existing vegetation does not pose a constraint to development and therefore does not
188 Avenue Road, Toronto, Ontario, Canada M5R 2J1
T.416.368.2100 1 F.416.368.8206 1 ksllp.ca
warrant special protection measures. As a result of this report and review by the Town
it was agreed that our client would comply with the Town's Tree Compensation Policy.
The required report was reviewed by the Town and a tree valuation was agreed to.
In June 2009 our client submitted a site plan application for the residential
condominiums and in December of 2009 Council approved both the site plan as well as
draft approval of the subdivision. As per the earlier report submitted, the issue of trees
was addressed by the subdivision whereby it was agreed that the trees would have to
be removed and there is a condition of draft approval to comply with the Town's Tree
Compensation policy. Since that time our client has been working closely with Town
staff and others to resolve the draft plan conditions. As with the original submissions,
our client was never advised or informed of any issue or concerns with either parkland
requirements or tree preservation and proceeded to work on that basis so as to be in a
position to satisfy all comments and bring forward the proposed development.
Our client was advised that on January 25, 2011 that a delegation was made by
Svetoslava Topouzova and George Topouzova seeking to have Council consider
redesignating a portion of my client's lands as parkland and seeking the preservation of
certain trees along the corner of St. John's Sideroad and Bayview Avenue. The area
which was the subject of the delegation had been draft approved by Council in 2009 as
a commercial block. Council's approval was only given after much consultation
between our client and Town Staff and the review of several reports which our client
had prepared and which had been reviewed extensively by the Town. It should also be
noted that many trees at this corner will also be impacted by the Town and Region's
requirements for road widening along Bayview and St. John, which is a condition of
draft plan approval. The issues which the delegants now propose to raise before
Council are matters that have been extensively reviewed and analyzed by our client,
their professional consultants, as well as Regional and Town staff over the past four
years. There has been nothing presented that would justify any change or amendments
to the proposed development and the discussion of any changes at this very late stage
could have potentially significant impacts on the proposed development and would not
be supported by our client.
Our client's intention has always been to develop the lands in a manner that is both
consistent with the Town's vision for the lands and to provide a gateway development at
this important corner in conformity with Town's Official Plan policies and designations
for the area. Given the extensive review that has accompanied this application and the
fact that the issues which are now being raised have been previously identified and
have been previously addressed to the satisfaction of Town Staff and Council, we do
not believe that any amendments to the approved plans should now be contemplated or
considered by Council.
Page 2
We will be in attendance on February 8th when Council is scheduled to address the
delegations and consider a report from Town Staff on the matter to address any
question that Council may have directly. In the meantime should there be any
questions with regards to our written submissions, I would be happy to discuss those
with either Staff or Members of Council.
Sincerely,
KAGAN SHASTRI LLP
Paul M. DeMelo
cc. Client
Page 3
IWk
AURORA
yowr&is good cowpany
MEMORANDUM I Customer and Legislative Services
Date: February 8, 2011
To: Mayor and Members of Council
From: John D. Leach, Director of Customer and Legislative Services
Re: Reconsideration / Regional Modifications and Approval of the 2C Secondary
Plan (OPA 73) / Report PL11-003
Council, at its meeting held on January 25, 2011, considered the above -noted attached
report and adopted the following recommendation:
THAT staff report PL11-003 be received; and
THAT Council endorse the Region's proposed modifications to the
2C Secondary Plan (OPA 73) with the suggested revision as outlined
within modification # 7.
Further, notice of reconsideration of the parkland requirements for the 2C Secondary
Plan was given. Report PL11-003 provides two options for the parkland component for
the 2C Secondary Plan (page 12) as follows:
1. THAT the total amount of parkland required for the 2C Secondary Plan remain as
depicted on the adopted plan with a total amount of 18.29 hectares (in addition to
the Stewart Burnett lands) which will require the Town to negotiate with the
landowners group or expropriate to obtain an additional 6.0 hectares over and
above the Planning Act requirements and MI Developments pre -commitment.
2. THAT the parkland requirements of the 2C Secondary Plan be reduced to 12.3
hectares as specified within the Planning Act (with the additional 1.0 hectare MI
Developments pre -commitment) and that the plan and schedules be revised
accordingly
Should Council reconsider this matter, option one or option two of the report should be
adopted.
/ TOWN OF AURORA
AURORA GENERAL COMMITTEE No. PL11-003
SUBJECT: Regional modifications and approval of the 2C Secondary Plan
(OPA # 73).
FROM: Marco Ramunno, Director of Planning and Development Services
DATE: January 18, 2011
RECOMMENDATION
THAT staff report PL11-003 be received.
THAT Council endorse the Region's proposed modifications to the 2C
Secondary Plan (OPA 73) with the suggested revision as outlined within
modification # 7,, and
THAT, Council determine its position pertaining to the parkland requirements
for the 2C Secondary Plan.
PURPOSE OF THE REPORT
This report provides a detailed list of the proposed Regional modifications to
the 2C Secondary Plan (OPA 73) along with Town of Aurora Staff comments on
each suggested modification. In addition this report provides a detailed
description of the total parkland to be provided west of Leslie Street within the
amendment and seeks Council direction on parkland options.
The 2C Secondary Plan will establish land use policies for the last remaining
"Greenfield" development area in Aurora. A Landowner Group representing the .
majority of the landowners west of Leslie Street have already submitted applications
pertaining to the policy framework in which they would like to see the area developed.
In addition one application has been submitted for lands east of Leslie Street. Both
these applications have been appealed to the Ontario Municipal Board; however the
landowner groups have been working with the Staff and the Steering Committee
towards the development of a Secondary Plan for the area. Furthermore,
representatives of the remaining lands east of Leslie have been participating in the
process and have made presentations to the Steering Committee and Council.
The Ontario Municipal Board scheduled a full hearing to commence at the end of
February 2011; however the Town and Region requested an adjournment until June
2011 in order to allow the completion York Region's approval process prior to the
hearing. The OMB allowed the requested adjournment and the hearing will
commence June 27, 2011.
January 18, 2011 - 2 - Report No. PL11-003
The 2C Secondary Plan utilizes the Greenfield density of 50 residents and jobs per
hectare which yields approximately 8,000 residents and between 5,200 and 6,400
employment opportunities. The lands east of Leslie Street are protected for
Employment due to their proximity to Highway 404 and in accordance with the
Strategic Employment Lands requirements of the Region of York and policies of the
Growth Plan for the Greater Golden Horseshoe.
The 2C Secondary Plan was considered at the September 22, 2010 Public Planning
Meeting and Council adopted the following resolution:
THAT Council receive the 2C Secondary Plan as presented with some
modifications taking into account the comments raised tonight, and
THAT the appropriate number of parking spaces for a car park be
provided adjacent to the north end of the wildlife park at Hartwell Way;
and
THAT an existing row of trees be preserved along the boundary at the
southwest corner of the proposed 2C grassland extension area; and
THAT no collector road connection be proposed connecting the 2C area
and the 2B area.
PLANNING CONSIDERATIONS
On September 28, 2010, Council adopted the 2C Secondary Plan — Official Plan
Amendment No. 73 (see Figure 2). The Region of York is the approval authority for
Amendment No. 73 and as such it is the usual process for the Region to make
modifications prior to final approval. The following provides the list of proposed
modifications along with comments from the Town of Aurora Planning Staff:
Modify Section 2.2 a) by deleting the last sentence and replacing it with the
following:
"Fundamental to the development of the Secondary Plan is the achievement of
a transit -supportive community structure and the achievement of an average
minimum density of 50 residents and jobs combined per hectare in the
developable area.
The developable area includes all lands available for development for both
private and public uses, including residential and employment uses, open
space and infrastructure (e.g. local and Regional streets and stormwater
management ponds). The developable area excludes:
a. environmental features identified in Places to Grow: Growth Flan for the
Greater Golden Horseshoe;
January 18, 2011 .3- Report No. PL11-003
b. the Regional Greenlands System;
c. key natural heritage features and key hydrologic features;
d. major infrastructure right-of-ways (i.e. existing 400-series highways and
finalized route alignments for extensions or future 400-series highways,
utility lines, and rail lines); and,
e. existing uses (e.g. cemeteries, estate subdivisions)."
Comments: This modification provides some clarity to the density
definition and calculations and is supported by staff.
Modify Section 2.3 b) by deleting the second last sentence and replacing it with
the following:
"it is a requirement of the Secondary Plan that the residential community west
of Leslie Street achieves an average minimum density of 50 residents and jobs
combined per developable hectare."
Comments: This modification provides some clarity to the density
definition and calculations and is supported by staff.
3. Delete Sections 3.1 b) xi and xii and re -number the Section accordingly.
Comments: See Item 17
4. Modify Section 3.1 e) by deleting the words ", Business Park 2 or Business
Park 3" from the first sentence.
Comments: See Item 17
5. Delete Section 3.1 e) v. and re -number the Section accordingly.
Comments: This modification corrects an error where a similar
clause was inserted twice and is supported by Staff.
6. Modify Section 3.3 d) iii by deleting the section in its entirety and replacing it
with the following Section 3.3 d) iii:
"3.3 d)iii. To ensure that the Residential Neighbourhoods are designed to
achieve an average minimum density of 50 residents and jobs
combined per hectare developable hectare;"
Comments: This modification provides some clarity to the density
definition and calculations and is supported by staff.
7. Modify Section 3.3 d) iv. by adding the following to the end of the section:
January 18, 2011 - 4 - Report No. PL11-003
"A strategy to implement this policy shall be prepared and will include:
a) specifications on how the affordable housing target in this Plan will be
met;
b) policies to achieve a mix of housing types within each level of
affordability;
c) policies to ensure larger sized, family units within each housing type and
level of affordability; and,
d) consideration of locations for social housing developments."
Comments: The requested implementation strategy for affordable
housing is more applicable to the entire Town and
should be addressed with the Official Plan policies
and just referenced with the 2C Secondary Plan. Thus
staff would suggest that Section 3.3 d iv. be modified
to include "A strategy to implement this policy shall
be undertaken in the context of the overall Official
Plan policies for the Town".
8. Modify Section 3.3 by adding the following Section 3.3 e):
"3.3 e) For the purposes of this Plan, a secondary suite will be defined as a
separate dwelling unit, which is contained within an existing single
detached or semi-detached dwelling or linked dwelling provided that:
not more than one secondary suite be permitted in association
with each principal dwelling on the same lot unless otherwise
permitted in the Zoning By-law;
all the requirements of the Zoning By-law, including the
provision of adequate parking, the Ontario Building Code and
other relevant municipal and Provincial regulations are
satisfied; and,
iii. it has been determined that municipal services and community
facilities meet the anticipated demand for secondary suites to
the satisfaction of Council."
Comments: This modir►cation provides details/definitions
pertaining to secondary suites and is supported by
staff.
9. Modify Section 3.3.1 b) by adding the following Section 3.3.1. b) viii:
"3.3.1 b)viii. Secondary suites."
Comments: Supported by Staff
January 18, 2011 - 5 - Report No. PL11-003
10. Modify Section 3.3.2 b) by adding the following Section 3.3.2. b) iv:
"3.3.2 b)iv. Secondary suites."
Comments: Supported by Staff
11. Modify Section 3.3.6 by replacing "2.5 hectares' with "2.8 hectares".
Comments: The School Boards have requested some flexibility on
the size. Staff have no objection to this request and
will continue to work with the School Boards
pertaining to the required school sites.
12. Delete Section 3.4.1 a) in its entirety and replace it with the following Section
3.4.1 a):
"3.4.1 a) "It is the intent of the Business Park Designation to maximize the
advantages of the exposure to Highway 404, while accommodating
lower order employment uses further towards the interior of the
Business Park. Closer to Leslie Street, the implementing zoning by-
law should recognize the challenges for large footprint buildings and
large at -grade parking facilities on lands with relatively significant
slope conditions by providing for ancillary retail and ancillary
commercial uses with smaller footprint buildings and structured
parking. It is the intent of the Business Park Designation to promote
high quality and prestigious employment generating land uses."
Comments: See Item 17
13. Modify Section 3.4.1 b) and deleting it in its entirety and replacing it with the
following Section 3.4.1 b):
"3.4.1 b)i. "Prestige industrial uses, including enclosed warehousing, limited
product distribution services, research and development facilities,
communications facilities, and manufacturing and processing
operations deemed not to be obnoxious by reason of dust, odour,
fumes, particulate matter, noise and/or excessive vibrations;
ii. All types of business and professional offices, including accessory
retail and service uses where internally integrated as a component
of an office building;
iii. Institutional uses of all scales, including post -secondary
educational facilities/campuses, government services, research
and training facilities;
January 18, 2011 - 6 - Report No. PU 1-003
iv. trails and open spaces;
v. buildings, structures and uses that are accessory to any permitted
uses;
vi. stormwater management facilities and public and private utilities
that serve the Business Park;
vii. Ancillary uses that primarily serve the business functions in the
Business Park. These ancillary uses include small scale retail and
commercial uses, and hotels and convention centres and shall not
collectively exceed 20% of total employment in the Business Park
area."
Comments: See Item 17
14. Modify Section 3.4.1 d) by deleting it in its entirety and replacing it with the
following Section 3.4.1 d):
"3.4.1 d) "Building heights within the Business Park 1 Designation shall be a
maximum of 7 storeys and a maximum of 28.0 metres."
Comments: See Item 17
15. Modify Section 3.4.1 by adding the following Sections 3.4.1 1) and m) to the
end of the section:
"3.4.1 1) Where possible and feasible, buildings rather than retaining
walls, shall be utilized to accommodate site slope conditions.
m) Council shall consider unique and innovative building strategies
to facilitate development that accommodates the site slope
conditions, and may consider alternative zoning, site plan and
engineering standards in order to facilitate desired development."
Comments: See Item 17
16. Delete Sections 3.4.2 and 3.4.3 in their entirety and re -number Section 3.4
accordingly.
Comments: See Item 17
17. Modify Section 4.1 g) vii by deleting the words "Business Park 2 and Business
Park 3,".
January 18, 2011 - 7 - Report No. PL11-003
Comments: Items 3,4, 12 to 17 inclusive, 22, 25 and 29 pertain to
combining the entire Business Park into one
designation from the three designations proposed by
the Town and to limiting the ancillary uses to 20%.
The main purpose of the three designations was to
accommodate additional uses (retail and institutional)
on the steeper slopes towards Leslie Street. The
Regions' suggested modification attempts to achieve
the same goals through specific language within the
Business Park 1 designation. The East Leslie
developers group have indicated that Business Park
uses cannot be developed on the steeper slopes and
that residential uses would be more suitable and limit
the amount and size of retaining walls required. The
Town and Region have been consistent in requiring
land east of Leslie to be designated for Business Park
(Employment). In order to resolve the issue of slopes
and retaining walls the Town and Region have
indicated that smaller footprint retail or office uses
may be permitted on the slope constrained areas and
also that institutional uses are also permitted. In
many cases the design of such buildings can be
locate on slope constrained lands and avoid the use
of retaining wall, with a prime example of this being
the Town of Aurora Municipal Building,
18. Modify Section 4.4.2 by adding the following Section 4.4.2 q):
"4.4.2 q) Council shall have regard to York Region's `Sustainable Homes
Incentive Program'."
Comments: Minor addition — no objection from Staff.
19. Modify Section 6.2.1 by adding the following Section 6.2.1 d):
"6.2.1 d) New development applications demonstrate that the development
meets or exceeds the York Region Transit -Oriented Development
Guidelines."
Comments: Minor addition — no objection from Staff.
20. Modify Section 6.2.3 a) by adding the following Section 6.2.3 a) ix:
"6.2.3 a)ix To work with York Region to ensure sidewalks and street lighting
are provided on all streets in the Secondary Plan area."
Comments: Minor addition — no objection from Staff.
January 18, 2011 - 8 - Report No. PL11-003
21. Modify Section 6.5 d) by adding the following Section 6.5 d) iv:
"6.5 d) iv. Ensuring an integrated and innovative approach to water
management, be water efficient, and minimize stormwater volumes
and contaminant loads and maximize infiltration through an
integrated treatment approach, which may include techniques such
as rainwater harvesting, runoff reduction of solids and materials at
source, constructed wetlands, bioretention swales, green roofs,
permeable surfaces, clean water collection systems, and the
preservation and enhancement of native vegetation cover."
Comments: Adds a sustainable component to the stormwater
management policies. No objections from Staff.
22. Modify Section 7.1.3 c) by deleting the words "either' and ", Business Park 2
and Business Park 3" from the first sentence.
Comments: See Item 17
23. Modify Section 7.2.6 a) by adding "41 of after the word Section in the 2"d
paragraph so that 2" d paragraph reads as follows:
"Furthermore, such agreements shall provide Council with controls over the
sustainable design elements on any adjoining highway under a municipality's
jurisdiction, including without limitation trees, shrubs, hedges, plantings or
other ground cover, permeable paving materials, street furniture, curb ramps,
waste and recycling containers and bicycle parking facilities as outlined in
Section 41 of the Planning Act."
Comment: Corrects a typographic omission — supported by staff.
24. Modify 7.2.8 d) by replacing the words "that York Region approve" in the first
sentence with the words "approval of so that the sentence reads as follows:
7.2.8 d) Council will recommend approval of only those plans of subdivision
which:"
Comment: Corrects that the approval authority for plans of
subdivisions is Council and not the Region —
supported by staff.
25. Modify Schedule "A" and the map within "Appendix I" to change the "Business
Park 2" and 'Business Park 3" land use designations to "Business Park V land
use designation and delete all references to "Business Park 2" and "Business
Park 3".
January 18, 2011 - 9 - Report No. PL11-003
Comments: See Item 17
26. Modify Schedules "A", "B", "C" and the maps within Appendices I, III, and IV, to
show a collector road connection from the 2C Area to Hartwell Way Road
within the OPA 30 Area and readjust the land use designations as required.
Comments: Th Region has requested that Hartwell Way be
extended to connect from 2B into the 2C Secondary
Plan. The prepared Option plans for the 2C Secondary
Plan indicated that Hartwell Way would be extended
from the 2B area into the 2C area. However this
connection was removed by Council upon
consideration of the final plan. Hartwell Way was
designed as collector road to join the 2B area to the
2C area and the 2B subdivision agreements provide
details pertaining to the connection and funds have
been provided to the Town to secure the
infrastructure. Engineering and Planning Staff from
the Region, Town Staff and Town's consultants have
expressed support for the connection and have
indicated that there is a need for such connection.
27. Modify each of the Schedules to show an increase in the size of the
Environmental Protection Area south of St. John's Sideroad, between Leslie
Street and Highway 404, in accordance with the Regional Greenlands System.
Comments: Corrects a mapping error— supported by staff
28. Modify the "Development Statistics for the Aurora 2C Secondary Plan" table in
Appendix 1 to reflect the decrease in Business Park land area resulting from
the increase in the size of the Environmental Protection Area in Point 27
above.
Comments: Modifies the development statistics based on the
corrected mapping — supported by staff
29. Modify the "Development Statistics for the Aurora 2C Secondary Plan" table in
Appendix 1 to reflect the deletion of the Business Park 2 and 3 land use
designations.
Comments: See Item 17
January 18, 2011 - 10 - Report No. PL11-003
Landowners Comments
The Aurora 2C West Landowners Group and Aurora Leslie Developments Inc. (See
Figure 2) have both submitted private development applications for Official Plan
Amendments and appealed such applications to the Ontario Municipal, Board.
Notwithstanding these appeals the two developers groups have actively participated
in the Town initiated 2C Secondary Plan process and have provided comments
pertaining to the 2C Secondary Plan. Furthermore the Ontario Municipal Board has
determined that the Town initiated 2C Secondary Plan should be allowed to proceed
through the Regional approval process and that the site specific appeals should be
dealt with comprehensively in conjunction with the Town's Secondary Plan process.
The Aurora 2C West Landowners Group has indicated that they have two major
concerns with the 2C Secondary Plan and numerous suggested technical
modifications. The two major areas of concern are:
1. The Community Park as adopted in OPA 73 should be relocated elsewhere in
the Town and not within the 2C lands west of Leslie St. as recommended by
the Town's consultants and staff through the Draft Parks and Recreation
Master Plan (January 2009).
Comment. See the parkland and options section of this report
2. The future of Hartwell Way as a continuous mid -block collector road needs to
be resolved and any land uses that are organized to be dependent on a
continuous collector road need to be settled, such as the elementary schools
and Wildlife Park trail head.
Comment. The Region of York has dealt with this issue within their
modifications.
Most of the remaining concerns of the Aurora 2C West Landowners Group are
technical in nature and will be resolved prior to or at Ontario Municipal Board hearing.
The Aurora Leslie Developments Inc. along with the other landowners east of Leslie
Street has requested that portions of their lands be designated residential whereas
the Town and Region have identified that all the lands east of Leslie Street should be
protected for employment uses. This fundamental difference will be the main subject
of the Ontario Municipal Board hearing scheduled for late June 2011.
Parkland
The adopted 2C Secondary Plan contains 18.29 hectares of parkland in addition to
the 5.86 hectares associated with the Town owned Stewart Burnett Park lands within
the 2C area, which yields a total of 24.15 hectares of parkland within 2C. Under the
provisions of Section 42(1) of the Planning Act the Town may require that land in the
amount not exceeding 5% of the land proposed for development be conveyed for
park land. Alternatively under Section 42(3) of the Planning Act the Town may require
land at the rate of one hectare for each 300 dwelling units proposed be conveyed for
January 18, 2011 - 11 - Report No. PL11-003
park land. The Planning Act also permits the Town to require the payment of monies
in lieu of the parkland dedication (cash -in -lieu of parkland dedication). The Town has
utilized the rate of one hectare for each 300 dwelling unit calculation to determine the
extent of parkland that can be obtained under the Planning Act provisions which
yields 11.3 hectares. In addition to the 11.3 hectares the Town has a pre -commitment
from MI Developments for 1.0 hectare of parkland within 2C and thus through the
provisions of the Planning Act and MI lands the Town should be able to obtain 12.3
hectares of parkland. Based on the 18.29 hectares of parkland identified in the
adopted 2C Plan (in addition to the Stewart Burnett Lands) the Town will be required
to enter into negotiations with the developers group to acquire the additional 6
hectares of parkland.
The representatives of the landowners group west of Leslie Street were working with
the Town to determine requirements for parkland and the best locations for the.
community park(s). However based on individual landowner concems the group have
indicated that they are unwilling to provide a community park over and above the
Planning Act requirements within the 2C area. As a result, if the Town is unable to
negotiate the acquisition of the 6 hectares of parkland form the landowners group the
options available to the Town are to proceed to expropriation of the 6 hectares and
contend the matter at the June 2011 OMB hearing, or that Council consider reducing
the amount of parkland required within the 2C Secondary Plan to the amount
specified under the Planning Act being approximately 11 hectares.
It should also be noted that the current application for the lands east of Leslie Street
indicate the owners desire to have residential uses and employment uses whereas
the adopted secondary plan indicates that the lands are all to be designated for
employment uses. The Planning Act indicates that the Town may require land in the
amount not exceeding 2% for industrial uses. In industrial areas the Town typically
takes cash -in -lieu of parkland dedication. Should the Ontario Municipal Board
determine that residential uses be approved east of Leslie Street then the parkland
amounts for 2C will need to be readjusted. The applicant east of Leslie Street has
indicated that the Town would be entitled to a 3 hectare community park should the
900 residential units be approved.
The Parks and Recreation Master Plan and the adopted Town of Aurora Official Plan
indicate that the Town of Aurora should have the following overall parkland ratios:
• Community Park — 2.5 hectares per 1000 residents
• Neighbourhood Park —1.5 hectares per 1000 residents
• Linear Parks/Trails —1.0 hectare per 1000 residents
FINANCIAL IMPLICATIONS
Should Council endorse the requirement for the 2C Plan to provide for a 6 hectare
community park over the Planning Act requirements then the matter will need to be
contended before the OMB and the Town will need to secure the additional lands.
Should this securement require purchase or expropriation then there will be a
financial cost to the Town based on per hectare market costs.
January 18, 2011 - 12 - Report No. PL11-003
ALTERNATIVES TO THE RECOMMENDATION
Council has the following options regarding Parkland component of the 2C Secondary
Plan.
1. THAT, the total amount of parkland required for the 2C Secondary Plan remain
as depicted on the adopted plan with a total amount of 18.29 hectares (in
addition to the Stewart Burnett lands) which will require the Town to negotiate
with the landowners group or expropriate to obtain an additional 6.0 hectares
over and above the Planning Act requirements and MI Developments pre -
commitment.
2. THAT the parkland requirements of the 2C Secondary Plan be reduced to 12.3
hectares as specified within the Planning Act (with the additional 1.0 hectare
MI Developments pre -commitment) and that the plan and schedules be
revised accordingly.
CONCLUSIONS
In completing a detailed secondary plan it is common to have the approval authority
make modifications to the plan prior to final approval. The Town of Aurora staff
worked cooperatively with the Region of York on the secondary plan and associated
modifications and will continue to work with all parties in anticipation of an Ontario
Municipal Board Hearing.
In addition to the Region of York's suggested modifications the Town of Aurora,
Planning Staff also suggested some minor modifications to the 2C Secondary Plan to
correct some technical issues with the plan. These modifications are considered
"housekeeping" type changes and are shown within Appendix 2.
The current amount of Parkland within the 2C adopted plan is 18.29 hectares plus the
Stewart Burnett lands consisting of 5.86 hectares yielding a total of 24.15 hectares.
Whereas the provisions of the Planning Act indicate the Town may require land at the
rate of one hectare for each 300 dwelling units proposed be conveyed for park land
which results in 11.3 hectares. MI Developments has also pre -committed 1.0 hectare
of parkland dedication and thus under the Planning Act requirements and MI
Developments commitment the Town may require 12.3 hectares of park land within
the 2C Planning,Area.
January 18, 2011 - 13 - Report No. PU1-003
ATTACHMENTS
Figure 1 - Location Plan
Figure 2 — Land use Plan
Appendix 1 — Region of York Report (Includes Regional and Town Modifications)
PRE -SUBMISSION REVIEW
Executive Leadership Team: January 5, 2011
Prepared by: Jim Kyle, M.C,LP., R.P.P.
Manager of Policy Planning, Extension 4345
Marco R mu no, mc.I.P., R.P.P.
Director of Planning and Development
Services
Neil Garbe,
Chief Administrative Officer
LZIM
CARLISLE
721312 ONTARIO INC
GOVERNING COUNCIL
OF THE SALVATION
ARMY OF CANADA
0
LOCATION PLAN
Town of Aurora Aurora 2C Landowners ® Aurora Leslie ^ o zoo aoo i
RO � AURA
2C Land Ownership Group Inc. Landowners Group A Metres
FIGURE 1
Map created by the Town of Aurora Planning Department, June 12th, 2007. Map modified January 11 th, 2011. Base map data provided by York Region. Owner data extracted from CityView. I
Legend
The Greenlands System
®
Environmental Protection Area
Community Park
Neighbourhood Park
Wildlife Park
Parkette
Stormwater Management Facility
0
Wildlife Park Tail Read
The Residential Neighbourhood
0
Urban Residential 1
Urban Residential
®
Mixed -Use ResidentiaVComme¢ial
-
Residential Interface Overlay
Elementary School
Piece of Worehip
The Business Park
Business Parlcl
Business Park 2
Business Park3
Business Park Interface Overlay
�. Secondary Plan Area Boundary
Development Limit
APPENDIX 1
THE REGIONAL MUNICIPALITY OF YORK
Planning and Economic Development Committee
January 12, 2011
Report of the
Commissioner of Planning and Development Services
AURORA 2C SECONDARY PLAN
RECOMMENDATIONS
It is recommended that:
1. The Commissioner of Planning and Development Services be authorized to issue a
Notice of Decision to approve Amendment Number 73 to the Aurora Official Plan
subject to the modifications set out in Attachment 1 and Attachment 7 to this report.
2. York Region staff be authorized to appear at the Ontario Municipal Board in support
of the Region's position, as required.
2. PURPOSE
This report recommends that Town of
Aurora Official Plan Amendment No. 73
(the 2C Secondary Plan) be modified and
approved.
In addition, the report recommends that
York Region staff be authorized to appear
at the Ontario Municipal Board ("OMB")
hearings in support of the Region's
position, as required.
3. BACKGROUND
Growth in the 2C Area is rooted in
the 1996 Aurora Growth
Management Strategy
K%nq
Figure 1
K;a
In 1996, the Town completed a growth management strategy which identified the lands in
north-east Aurora as the most appropriate location for future urban expansion. In
November of 1996, Official Plan Amendment No. 17 ("OPA 17") of the Town of Aurora
created Areas 2A and 2B (Figure 1), which were designated as urban areas. York Region
Official Plan Amendment No. 3 ("ROPA 3"), enacted in October 1997, brought Areas 2A
Planning and Economic Development Committee
January 12, 2011
Aurora 2C Secondary Plan
and 2B into the Regional urban area. The 2C Area was identified in the 1996 growth
management strategy as the most appropriate location for expansion of the urban area, should
additional lands be needed beyond 2016.
OPA 17 and ROPA 3 were subsequently appealed by two of the landowners within the
2C area on the grounds that Area 2C should also be designated as urban area.
In 2003, the Town's review of its 1996 growth management strategy resulted in a
recommendation for expansion of the urban area into Area 2C.
OMB orders that planning for development in 2C proceed in a
comprehensive manner
On June 22, 2005, the OMB held a pre -hearing conference regarding the two site specific
appeals within the 2C lands, and ordered that planning for development in the 2C Area
should proceed in a comprehensive, yet expeditious manner. Accordingly, the Region
processed a Regional official plan amendment for the expansion of the Urban Area into
the 2C lands (ROPA 53).
ROPA 53 expands the Region's Urban Area into the 2C Area
The Public Meeting for ROPA 53 was held on January 10, 2007. Subsequent to the
Public Meeting, Regional and Town staff met with staff from the Ministry of Municipal
Affairs and Housing and the Ministry of Public Infrastructure Renewal. The Province
provided comments in the fall of 2007, following which the Region determined it could
proceed with the processing and decision process for ROPA 53. ROPA 53 came into
effect on February 20, 2008, thereby expanding the Region's urban area into the 2C Area.
Private Secondary Plan for the "2C West" lands filed with the Town of
Aurora
In November of 2008, an application for a private secondary plan was filed with the
Town of Aurora for all of the 2C lands west of Leslie Street (Attachment 2 - Land Use
Plan). The "2C West" private secondary plan application proposes primarily residential
uses and was accompanied by technical studies in the form of a master environmental and
servicing plan ("MESP"). The private secondary plan application was subsequently
appealed to the OMB by the applicant and a hearing currently is set to commence on
February 28, 2011.
Private Secondary Plan for a portion of the "2C East" lands filed with the
Town of Aurora
In May of 2009, an application for a private secondary plan was filed with the Town of
Aurora for approximately half of the 2C lands east of Leslie Street, representing only two
of the five major landholdings on the east side of Leslie Street (Attachment 3 — Land Use
Plan). The "2C East" private secondary plan application proposes a land use plan with
approximately 1/3 employment uses and 2/3 residential uses and was accompanied by an
Planning and Economic Development Committee
January 12, 2011
Aurora 2C Secondary Plan
MESP. The 2C East application was also subsequently appealed to the OMB by the
applicant and this appeal has been consolidated with the 2C West appeal which is
currently set to commence on February 28, 2011.
Town of Aurora adopts its own comprehensive 2C Secondary Plan (OPA
73)
On September 28, 2010, the Town of Aurora adopted the 2C Secondary Plan. The 2C
Secondary Plan is a comprehensive plan for all of the 2C Area and encompasses all of the
lands east of the Marsh Creek, south of the Town of Newmarket boundary, west of
Highway 404, and north of the boundary of the 2B Secondary Plan (Attachment 4). The
2C Secondary Plan proposes primarily residential uses on the west side of Leslie Street,
and primarily business park employment uses on the east side of Leslie Street. The Town
of Aurora has requested that the Region approve the Secondary Plan. The adopted 2C
Secondary Plan has been prepared through a comprehensive process including
consultation with the public.
Motion to adjourn the February 28, 2011 OMB hearing to mid 2011 heard by
OMB on December 14, 2011
The Town and the Region have filed a motion to the OMB seeking to adjourn the
February 28, 2011 OMB hearing noted above, in order to provide the opportunity for the
Region to complete processing of, and make a decision on, the Town's 2C Secondary
Plan and to enable any appeals of it to be heard by the OMB together with the two private
appeals discussed above. At the time of writing this report, the motion had not yet been
argued. Staff will update Regional Council on the results of the motion as soon as
possible.
4. ANALYSIS AND OPTIONS
The Town's adopted 2C Secondary Plan represents a comprehensive plan for the
remaining greenfield lands in the Town in accordance with the OMB's 2005 decision.
Several modifications to the Plan are recommended which will ensure that it is consistent
with the policies of the Provincial Policy Statement, 2005 ("2005 PPS"); conforms to the
Growth Plan for the Greater Golden Horseshoe, 2006 ("Growth Plan"), and the Lake
Simcoe Protection Plan ("LSPP"). As modified, the 2C Secondary Plan conforms to the
existing Regional Official Plan (" 1994 ROP") and the new Regional Official Plan ("2009
ROP") and represents good planning.
Planning and Economic Development committee
January 12, 2011
Aurora 2C Secondary Plan
CONFORMITY WITH PROVINCIAL AND REGIONAL POLICIES
The 2C Secondary Plan is consistent with the policies of the 2005 PPS
The 2005 PPS provides policy direction on matters of provincial interest related to land
use planning and development. The Planning Act requires that decisions affecting
planning matters "shall be consistent with" policy statements.
The adopted 2C Secondary Plan has been reviewed in detail, and it is consistent with the
applicable policies of the 2005 PPS with respect to building strong communities;
ensuring a coordinated, integrated and comprehensive approach to dealing with planning
matters; promoting economic development and competitiveness; providing for an
appropriate range of housing types and densities; and, protecting natural features and
areas for the long term.
A detailed review of the policies is set out in Attachment 5.
The Town's 2C Secondary Plan as modified through Attachments 1 and 7
conforms to the Growth Plan
The Growth Plan came into effect on June 16, 2006. The Planning Act requires that
decisions affecting planning matters "shall conform with" provincial plans.
The Town's adopted 2C Secondary Plan has been reviewed in detail and, with
appropriate modifications, conforms to the applicable Growth Plan policies with respect
to growth forecasts and managing growth; the provision of employment lands; designated
greenfield areas; transportation systems; moving goods; and, establishing a complete
community.
A detailed review of the policies is set out in Attachment 6.
The Town's 2C Secondary Plan conforms to the Lake Simcoe Protection
Plan
The 2C lands are within the Lake Simcoe watershed and therefore, the Town's 2C
Secondary Plan is required to conform to the LSPP. The Lake Simcoe Conservation
Authority (LSRCA) has reviewed the 2C Secondary Plan in detail and has advised that
the Plan conforms to the LSPP.
The Town's 2C Secondary Plan, as modified through Attachments 1 and 7,
conforms to the existing Regional Official Plan (1994, as amended) and
with the new Region Official Plan (2009)
The 2C Secondary Plan is an amendment to the Town's existing Official Plan.
Notwithstanding this, the Town of Aurora staff prepared the 2C Secondary Plan in
4 Planning and Economic Development Committee
January 12, 2011
Aurora 2C Secondary Plan
concert with the Town's newly adopted Official Plan, which represents the Town's
conformity exercise with new Provincial and Regional policy directions and reflects the
most up to date dictates of good planning and conformity with Provincial growth
management requirements. As a result, the adopted 2C Secondary Plan, once modified as
set out in this report, conforms with the 2009 ROP, and also conforms to the 1994 ROP.
The Town's 2C Secondary Plan protects for employment lands in the
Highway 404 corridor
The Growth Plan provides policies that direct municipalities to ensure that employment
land for future use is planned, and protected for, to ensure a strong and competitive
economy by providing for an appropriate mix of employment uses and maintaining a
range and choice of suitable sites for employment uses which support a wide range of
economic activities. Pursuant to the Growth Plan and Provincial interests, the Province
modified the adopted Region Official Plan prior to approval, and included the following
policies:
• "To recognize that employment lands are strategic and vital to the Regional economy
and are major drivers of economic activity in the Region";
• "To require local municipalities to designate and protect employment lands in
municipal official plans';
• "To protect strategic employment lands, including lands identified in Figure 2.
These lands are identified based on their proximity to existing or planned 400 series
highways and shall be designated for employment uses in local municipal official
plans'; and,
• "To give priority to the strategic employment lands identified in Figure 2 when
considering additional employment land designations".
The Town's 2C Secondary Plan recognizes the importance of employment lands to
Regional and local economic strength and protects for employment lands in the Highway
404 corridor by designating the lands for Business Park employment uses. The 2C
Secondary Plan provides an appropriate mix of employment uses and will assist the
Town in maintaining a range and choice of suitable sites for employment uses. The
Town's 2C Secondary Plan, once modified as set out in this report, implements the 2009
ROP policy directions with respect to protecting for employment lands.
OUTSTANDING ISSUES AND INTERESTS
Modifications to the East-West collector road and to the Business Park
recommended to ensure conformity to Provincial and Regional plans
East-West collector road
Throughout the preparation of the 2C Secondary Plan, the Region supported the Town's
inclusion of an east -west collector road that was proposed to connect the existing
Planning and Economic Development Committee
January 12, 2011
Aurora 2C Secondary Plan
Hartwell Way in the 2B area to Leslie Street through the 2C area. The street serves as an
important part of the network; its function is primarily that of connecting the east and
west neighbourhoods.
At its Public Meeting of September 22, 2010, Town Council directed local staff to
remove the collector road from the 2C Secondary Plan Schedules. Regional staff is
recommending that the collector road be added back into the Schedules and that the land
use designations be readjusted as required. The road will function as a critical
neighbourhood connector and not as a high volume collector. Transportation analyses
and studies prepared in support of the secondary plan and other developments in the area
indicate the significant need for a continuous neighbourhood collector network. The
continuous East-West collector road provides a key alternative route to move traffic
within the community and make the transportation system more robust and efficient.
An East-West collector road provides the following key benefits:
• Community linkage and efficient travel between neighbourhoods in the area
(walking, cycling, transit, and auto).
• Convenient and efficient transit service.
• Alternate route for emergency vehicles and reduces congestion in the area for
improved response times.
• Reduced traffic on St. John's Sideroad, Leslie Street, and Wellington Street and
reduces the need to widen Regional roads in the area beyond the basic 4 lanes (2 lanes
in each direction).
In addition, the York Region District School Board and the York Catholic District School
Board strongly support the inclusion of an East-West collector road so that school buses
and parents can efficiently and safely bring the students to and from school. If an East-
West collector road does not exist, students from the 2C area would have to be driven on
an extended and circuitous route to get to and from school in the 2B area, causing
significant inefficiencies and negative impacts in other parts of the community.
Both the York Region and Town of Aurora Official Plans support the provision of mid
block collector roads.
Employment uses in the Business Park
The Town's 2C Secondary Plan is proposed to be modified, with the agreement of
Aurora staff, so that there is only one Business Park designation allowing uses from all
three original designations, while limiting the amount of ancillary retail and commercial
uses to 20% of total employment (refer to Attachment 1). This will maintain the primacy
of traditional employment land employment uses within the business park, and prevent
the erosion of the employment potential as per the policies of the 1994 and 2009 ROP.
The intent of the Business Park designation immediately east of Leslie Street (the original
BP3 designation) was to recognize the challenging slope conditions on the east side of
Planning and Economic Development Committee
January 12, 2011
Aurora 2C Secondary Plan
Leslie Street by allowing for smaller footprint buildings. In its place, the ancillary retail
and commercial uses should be located in this area and controlled through appropriate
zoning by-law provisions. This arrangement will provide additional flexibility for these
lands immediately east of Leslie Street and will enhance the internal integrity of the
business park. The resulting total employment uses will result in employment numbers
that are consistent with the Regional land budget calculations for the 2C Area, which
have been prepared in accordance with the Provincial Growth Plan.
Town of Aurora staff has indicated its support for this modification.
Other Modifications are recommended in Attachment 1
There are a limited number of other modifications proposed within Attachment 1. The
majority of the items were brought to the attention of the Town prior to the adoption of
the 2C Secondary Plan, but fight timeframes did not allow Town staff to incorporate the
changes to the Secondary Plan before it was adopted. Town staff has agreed that these
modifications should be included as they provide clarity and ensure conformity with the
Growth Plan.
After the adoption of the 2C Secondary Plan, it was discovered that the Town's
Environmental Protection Area south of St. John's Sideroad did not match the
Greenlands Systems mapping of the Region. The Town has reviewed the plans and has
confirmed that their maps are in error. Modification Number 22 modifies the Schedules
of the 2C Secondary Plan to reflect this mapping error.
Town staff has requested modifications to the Secondary Plan
Town staff provided a set of proposed modifications to the 2C Secondary Plan. The
modifications are listed in Attachment 7 and are considered to be minor housekeeping
modifications that provide additional clarity to the 2C Secondary Plan. The
modifications do not affect Regional interests.
The adopted 2C Secondary Plan has been circulated to External Agencies
York Region has circulated the adopted 2C Secondary Plan and has received responses
from the York Region District School Board ("Public Board"), the York Catholic District
School Board ("Catholic Board"), the Lake Simcoe Conservation Authority ("LSRCA")
and Bell Canada ("Bell").
The Public Board and the Catholic Board are satisfied that the Town's 2C Secondary
Plan, as proposed to be modified, provides an adequate number of school sites and the
sites are appropriately located within the 2C Area. Both school boards have expressed
issues with the possible elimination of the East-West collector road as originally
proposed on earlier versions of the Town's 2C Secondary Plan. As noted earlier, the
School Boards agree with the need for a street to connect the communities, and concur
Planning and Economic Development Committee
January 12, 2011
Aurora 2C Secondary Plan
with the modification to establish the street in the Plan so that school buses and parents
can efficiently and safely bring the students to and from school.
The Public Board had expressed concern with the safety of its proposed site, which was
on a curved road; however, by inserting the collector road back into the Plan, the road
would be straightened and the Public Board has stated that its concern would be resolved
As noted in an earlier section of this report, it is recommended that the East-West
collector road be shown on the Land Use and Transportation Schedules of the 2C
Secondary Plan.
The Public Board has also informed the Region that the maximum school site size of 2.5
hectares (ha) is not acceptable. The Board notes that the 2.5 ha size is based on a typical
site size; however, they have agreed to request only one site within the 2C Area instead
of requesting two sites. As a result, the public school within the 2C Area may need to
accommodate more students than the standard school and therefore require a larger site.
The Board has confirmed that a maximum site size of 2.8 ha would be appropriate and
therefore, it is recommended that the Plan be modified accordingly.
The LSRCA and Bell have requested minor modifications to the 2C Secondary Plan.
Modifications have been made through Attachment I as appropriate.
The adopted 2C Secondary Plan has been circulated to the Ministry of Municipal Affairs
and Housing ("MMAH")[NOTE: Comments have been re -requested].
Comments Received from the Public
Since the adoption of the 2C Secondary Plan, Regional staff received two requests for
meetings from the public with respect to 2C Secondary Plan matters. A meeting was held
with each of the following parties and although some issues were resolved, the parties
may eventually appeal the decision of the Region to modify and approve the Town's 2C
Secondary Plan to the OMB.
i-PLANcoro on behalf of 1588 and 1756 St. John's Sideroad
i-PLANcorp is a planning consulting firm that represents two landowners on the north
side of St. John's Sideroad, east of Leslie Street and west of Highway 404. The primary
issues expressed by i-PLANcorp are:
a) The coniferous plantations on their client's lands should not be included in the
protected natural heritage area.
b) The lands in the north-east comer of their client's lands should be residential instead
of Business Park.
c) Their client's lands at the north-east comer of St. John's Sideroad and Leslie Street
should include permissions for community commercial uses, including a supermarket.
Planning and Economic Development Committee
January12, 2011
Aurora 2C Secondary Plan
Point a) above is a matter that can be refined at a later stage, through the submission of a
development application and associated environmental studies. Points b) and c) above
are land use matters that the Town has considered and does not support. Region staff
support the Town's position regarding these matters.
Wildrush Homeowners Groun
The Wildrush Homeowners Group is represented by Larkin Land Use Planners and is
comprised of several residents of Newmarket whose properties abut the small island of
Urban Residential 2 lands located on the northern edge of the 2C lands, north of St.
John's Sideroad, between Bayview Avenue and Leslie Street (refer to Attachment 4).
The primary issues expressed by the Wildrush Homeowners Group are:
a) The appropriateness of the Urban Residential 2 designation south of Wildrush Place.
b) The appropriateness of the 15 metre buffer along Weslie Creek.
c) The feasibility of constructing a road over the creek and the environmental impacts of
such a crossing.
d) the residential interface policies of the 2C Secondary Plan.
Town staff verbally agreed to include some modifications that will help clarify certain
issues for the Wildrush Homeowners Group; however, the policies and permissions of the
Urban Residential 2 designation at this location remain as an issue for the Wildrush
Homeowners Group.
Representation of Regional Interests at the OMB
The Town's 2C Secondary Plan may be appealed to the OMB. Prior to the hearing,
witnesses are required to prepare issues lists, witness statements, document books,
exhibits, and to attend meetings and pre -hearings. While a senior planner with the
Region will be engaged at the hearing, external consultants/witnesses are also
recommended in support of the hearing so that the balance of Planning staff can continue
to work on local Official Plan conformity exercises and the high volume of files, projects,
and other cases that require constant management. The extensive time required for the
hearing would compromise staff s ability to maintain the current high level of service.
5. FINANCIAL IMPLICATIONS
The updates to the York Region Water & Wastewater Master Plan and the Transportation
Master Plan were endorsed by Regional Council in November of 2009. The Master Plans
implement the infrastructure required to support the growth forecasts in the 2009 ROP.
The development of the 2C Area was included in the Region's preferred growth scenario
and land budget and, given the recent cost estimates within the Master Plans, the financial
implications of Town's 2C Secondary Plan have been recognized through the financial
estimates of the Master Plans.
Planning and Economic Development Committee
January 12, 2011
Aurora 2C. Secondary Plan
In addition, a financial modelling exercise has confirmed that development within the
Town's 2C Secondary Plan would result in an overall net operating benefit.
External planning services may be required to advance the Region's position at an OMB
hearing. External planning services would be retained pursuant to the authority granted
to the Commissioner of Planning and Development Services in Clause 4 of Report No. 4
of the Finance and Administration Committee to Regional Council at its meeting on
September 23, 2010
6. LOCAL MUNICIPAL IMPACT
The recommendations of this report are consistent with the recommendations of the
Town of Aurora to adopt the Town's 2C Secondary Plan, with the exception of the
proposed re -introduction of the East-West collector road onto the applicable schedules
which, for the reasons set out in this report, represents good planning. Other
modifications to the Plan which have been reviewed by Town Staff are recommended
and will ensure that the Plan is consistent with the policies of the 2005 PPS and conforms
to the Growth Plan, the LSPP, and the ROP. The modifications help strengthen and
provide clarity to the proposed 2C Secondary Plan.
CONCLUSION
The adopted 2C Secondary Plan represents a comprehensive plan for the remaining
greenfield lands in the Town. Several modifications to the Plan are recommended which
will ensure that the Plan is consistent with the policies of the 2005 PPS and conforms to
the Growth Plan and the LSPP. As modified, the Plan conforms to the 2009 ROP and
represents good planning.
Therefore, it is recommended that the Commissioner of Planning and Development
Services be authorized to issue a Notice to Approve Official Plan Amendment Number
73 to the Aurora Official Plan subject to the modifications set out in Attachment No. 1
and Attachment 7 to this report.
It is anticipated that appeals to the approval of the 2C Secondary Plan will be filed and
therefore, it is recommended that York Region staff be authorized to appear at the OMB
in support of the Region's position.
For more information on this report, please contact Michael Mallette, Senior Planner, at
905-830-4444 Ext. 1506 or Heather Konefat, Director of Community Planning, at Ext.
1502.
10 Planning and Economic Development Committee
January12, 2011
The Senior Management Group has reviewed this report.
Recommended by:
Bryan W. Tuckey, M.C.I.P., R.P.P
Commissioner of Planning and
Development Services
December 23, 2010
Aurora 2C Secondary Plan
Approved for Submission:
Bruce Macgregor
Chief Administrative Officer
Attachment 1 — Schedule of Regional Modifications
2 — Land Use Plan from the private secondary plan for the "2C West" lands
3 — Land Use Plan from the private secondary plan for the "2C East" lands
4 — Town of Aurora 2C Secondary Plan
5 — 2C Secondary Plan PPS Consistency Table
6 — 2C Secondary Plan Growth Plan Conformity Table
7 — Town of Aurora staff requested modifications
MM
Report Wizard v. 12010
Planning and Economic Development Committee 11
January 12, 2011
Council Attachment 1
207
Town of Aurora Official Plan Amendment No. 73
YORK REGION MODIFICATIONS
i. Modify Section 2.2 a) by deleting the last sentence and replacing it with the
following:
"Fundamental to the development of the Secondary Plan is the achievement of a transit -
supportive community structure and the achievement of an average minimum density of
50 residents and jobs combined per hectare in the developable area.
The developable area includes all lands available for development for both private and
public uses, including residential and employment uses, open space and infrastructure
(e.g. local and Regional streets and stormwater management ponds). The developable
area excludes:
a. environmental features identified in Places to Grow: Growth Plan for the Greater
Golden Horseshoe;
b. the Regional Greenlands System;
c. key natural heritage features and key hydrologic features;
d. major infrastructure right-of-ways (i.e. existing 400-series highways and finalized
route alignments for extensions or future 400-series highways, utility lines, and
rail lines); and,
e. existing uses (e.g. cemeteries, estate subdivisions)."
2. Modify Section 2.3 b) by deleting the second last sentence and replacing it with the
following:
"It is a requirement of the Secondary Plan that the residential community west of Leslie
Street achieves an average minimum density of 50 residents and jobs combined per
developable hectare."
3. Delete Sections 3.1 b) xi and xii and re -number the Section accordingly.
4. Modify. Section 3.1 e) by deleting the words ", Business Park 2 or Business Park 3"
from the first sentence.
S. Delete. Section 3.1 e) v. and re -number the Section accordingly.
6. Modify Section 3.3 d) iii by deleting the section in its entirety and replacing it with
the following Section 3.3 d) iii:
"3.3 d) iii. To ensure that the Residential Neighbourhoods are designed to achieve an
average minimum density of 50 residents and jobs combined per hectare
developable hectaref
208
7. Modify Section 3.3 d) iv. by adding the following to the end of the section:
"A strategy to implement this policy shall be prepared and will include:
a) specifications on how the affordable housing target in this Plan will be met;
b) policies to achieve a mix of housing types within each level of affordability;
c) policies to ensure larger sized, family units within each housing type and level of
affordability; and,
d) consideration of locations for social housing developments."
8. Modify Section 3.3 by adding the following Section 3.3 e):
"3.3 e) For the purposes of this Plan, a secondary suite will be defined as a separate
dwelling unit, which is contained within an existing single detached or semi-
detached dwelling or linked dwelling provided that:
not more than one secondary suite be permitted in association with
each principal dwelling on the same lot unless otherwise permitted in
the Zoning By-law;
ii. all the requirements of the Zoning By-law, including the provision of
adequate parking, the Ontario Building Code and other relevant
municipal and Provincial regulations are satisfied; and,
iii. it has been determined that municipal services and community facilities
meet the anticipated demand for secondary suites to the satisfaction of
Council."
9. Modify Section 3.3.1 b) by adding the following Section 3.3.1. b) All:
"3.3.1 b) viii. Secondary suites."
10. Modify Section 3.3.2 b) by adding the following Section 3.3.2. b) iv:
"3.3.2 b) iv. Secondary suites."
11. Modify Section 3.3.6 by replacing "2.5 hectares" with "2.8 hectares".
12. Delete Section 3.4.1 a) in its entirety and replace it with the following Section 3.4.1
a):
"3.4.1 a) "It is the intent of the Business Park Designation to maximize the
advantages of the exposure to Highway 404, while accommodating
lower order employment uses further towards the interior of the
Business Park. Closer to Leslie Street, the implementing zoning by-
law should recognize the challenges for large footprint buildings and
large at -grade parking facilities on lands with relatively significant slope
conditions by providing for ancillary retail and ancillary commercial
uses with smaller footprint buildings and structured parking. It is the
intent of the Business Park Designation to promote high quality and
prestigious employment generating land uses."
2
13.
14.
Is.
Modify Section 3.4.1 b) and deleting it in its entirety and replacing it with the 209
following Section 3.4.1 b):
"3.4.1 b) i. "Prestige industrial uses, including enclosed warehousing, limited product
distribution services, research and development facilities, communications
facilities, and manufacturing and processing operations deemed not to be
obnoxious by reason of dust, odour, fumes, particulate matter, noise and/or
excessive vibrations;
ii. All types of business and professional offices, including accessory retail
and service uses where internally integrated as a component of an office
building;
iii. Institutional uses of all scales, including post -secondary educational
facilities/campuses, government services, research and training
facilities;
iv. trails and open spaces;
v. buildings, structures and uses that are accessory to any permitted
uses;
vi. stormwater management facilities and public and private utilities that
serve the Business Park;
vii. Ancillary uses that primarily serve the business functions in the
Business Park. These ancillary uses include small scale retail and
commercial uses, and hotels and convention centres and shall not
collectively exceed 20% of total employment in the Business Park
area."
Modify Section 3.4.1 d) by deleting it in its entirety and replacing it with the
following Section 3.4.1 d):
"3.4.1 d) `Building heights within the Business Park 1 Designation shall be a
maximum of 7 storeys and a maximum of 28.0 metres."
Modify Section 3.4.1 by adding the following Sections 3.4.1 1) and m) to the end of
the section:
"3.4.1 1) Where possible and feasible, buildings rather than retaining walls,
shall be utilized to accommodate site slope conditions.
m) Council shall consider unique and innovative building strategies to
facilitate development that accommodates the site slope conditions,
and may consider alternative zoning, site plan and engineering
standards in order to facilitate desired development."
3-
210
16. Delete Sections 3.4.2 and 3.4.3 in their entirety and re -number Section 3.4
accordingly.
17. Modify Section 4.1 g) A by deleting the words "Business Park 2 and Business Park
3'
18. Modify Section 4.4.2 by adding the following Section 4.4.2 q):
"4.4.2 q) Council shall have regard to York Region's `Sustainable Homes
Incentive Program'."
19. Modify Section 6.2.1 by adding the following Section 6.2.1 cl :
"6.2.1 d) New development applications demonstrate that the development
meets or exceeds the York Region Transit -Oriented Development
Guidelines."
20. Modify Section 6.2.3 a) by adding the following Section 6.2.3 a) ix:
"6.2.3 a)ix To work with York Region to ensure sidewalks and street lighting are
provided on all streets in the Secondary Plan area."
21. Modify Section 6.5 d) by adding the following Section 6.5 d) iv:
"6.5 d) iv. Ensuring an integrated and innovative approach to water
management, be water efficient, and minimize stormwater volumes
and contaminant loads and maximize infiltration through an
integrated treatment approach, which may include techniques such
as rainwater harvesting, runoff reduction of solids and materials at
source, constructed wetlands, bioretention swales, green roofs,
permeable surfaces, clean water collection systems, and the
preservation and enhancement of native vegetation cover."
22. Modify Section 7.1.3 c) by deleting the words "either" and ", Business Park 2 and
Business Park 3" from the first sentence.
23. Modify Section 7.2.6 a) by adding "41 of" after the word Section in the 2nd
paragraph so that 2Id paragraph reads as follows:
"Furthermore, such agreements shall provide Council with controls over the sustainable
design elements on any adjoining highway under a municipality's jurisdiction, including
without limitation trees, shrubs, hedges, plantings or other ground cover, permeable
paving materials, street furniture, curb ramps, waste and recycling containers and
bicycle parking facilities as outlined in Section 41 of the Planning Act."
4-
24. Modify 7.2.8 d) by replacing the words "that York Region approve" in the first 211
sentence with the words "approval or so that the sentence reads as follows:
7.2.8 d) Council will recommend approval of only those plans of subdivision
which:"
25. Modify Schedule "A" and the map within "Appendix 1" to change the "Business
Park 2" and "Business Park 3" land use designations to "Business Park I" land use
designation and delete all references to "Business Park 2" and "Business Park 3".
26. Modify Schedules "A", "B", "C" and the maps within Appendices I, III, and IV, to
show a collector road connection from the 2C Area to Hartwell Way Road within
the OPA 30 Area and readjust the land use designations as required.
27. Modify each of the Schedules to show an increase in the size of the Environmental
Protection Area south of St. )ohn's Sideroad, between Leslie Street and Highway
404, in accordance with the Regional Greenlands System.
28. Modify the "Development Statistics for the Aurora 2C Secondary Plan" table in
Appendix I to reflect the decrease in Business Park land area resulting from the
increase in the size of the Environmental Protection Area in Point 27 above.
29. Modify the "Development Statistics for the Aurora 2C Secondary Plan" table in
Appendix I to reflect the deletion of the Business Park 2 and 3 land use
designations.
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Council Attachment 5
2C Secondary Plan
Consistency with the 2005 Provincial Policy Statement (PPS)
2005 PPS Policy
Consistent
Policy 1.1.1 — that healthy, liveable, and safe
The 2C Secondary Plan provides a range and mix of
communities are sustained by promoting land
residential, employment, recreational and open space
use patterns which sustain financial well-being
use within a designated growth area that are based on a
of the Province and municipalities over the
20 year planning time horizon.
long term and by accommodating a range and
mix of residential, employment, recreational
and open space to meet long-term needs
Policy 1.1.2 — requires sufficient land to be
The 2C Secondary Plan provides a range and mix of
made available to accommodate an appropriate
residential, employment, recreational and open space
range and mix of employment opportunities,
use within a designated growth area that are based on a
housing and other land uses to meet projected
20 year planning time horizon.
needs for a time horizon of up to 20 years.
Policy 1.2.1 — promotes a coordinated,
The 2C Secondary Plan is a comprehensive document
integrated and comprehensive approach to
that utilizes York Region's new population, housing
dealing with planning matters within
and employment projections as established through the
municipalities, including 1.2.1 f) population,
Regional land budget analysis and municipal
housing and employment projections, based on
comprehensive review and the Regional OP, as
regional market analysis.
approved by the MMAH.
Policy 1.2.2 — requires that where planning is
Allocations and projections by upper -tier
conducted by an upper -tier municipality, the
municipalities shall be based on and reflect provincial
upper -tier municipality in consultation with
plans where these exist. The 2C Secondary Plan is a
lower -tier municipalities shall identify,
comprehensive document that utilizes York Region's
coordinate and allocate population, housing
new population, housing and employment projections
and employment projections for lower -tier
as established through the Regional land budget
municipalities.
analysis and municipal comprehensive review and the
Regional OP, as approved by the MNIAH.
Policy 1.3.1 — directs Planning authorities to
The 2C Secondary Plan establishes a large business
promote economic development and
park on the east side of Leslie Street, providing for a
competitiveness by: a) providing for an
range and choice of suitable sites for a wide range of
appropriate mix and range of employment
economic activities. York Region continues to ensure
(including industrial, commercial and
that servicing capacity is immediately available for
institutional uses) to meet long-term needs; b)
employment uses.
providing opportunities for a diversified
economic base, including maintaining a range
and choice of suitable sites for employment
uses which support a wide range of economic
activities and ancillary uses, and take into
account the needs of existing and future
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businesses; c) planning for, protecting and
preserving employment areas for current and
future uses; and d) ensuring the necessary
infrastructure is provided to support current
and projected needs.
Policy 1.4.1 requires planning authorities to
The 2C Secondary Plan ensures that Aurora will have
maintain at all times the ability to
lands that are designated and available for an
accommodate residential growth for a
appropriate range of housing types and densities to
minimum of 10 years through residential
accommodate residential growth beyond 2021.
intensification and redevelopment and, if
necessary, lands which are designated and
available for residential development in order
to provide for an appropriate range of housing
types and densities required to meet projected
requirements of current and future residents of
the regional market area.
Policy 1.4.2 requires that the land and unit
The 2C Secondary Plan is a comprehensive document
supply maintained by the lower -tier
that utilizes York Region's new population projections
municipality in accordance with Policy 1.4.1.
as established through the Regional land budget
is based on and reflects the allocation of
analysis and municipal comprehensive review and the
population and units by the upper -tier
Regional OP, as approved by the MMAH.
municipality.
Policy 1.4.3 requires an appropriate range of
In keeping with the policies of the new ROP, the 2C
housing types and densities to meet the
Secondary Plan requires that a minimum of 25% of
requirements for affordable housing.
new housing units be affordable, offer a range of
compact housing forms and tenures, and intrinsically
affordable units for low and moderate income
households.
Policy 2.1.1 requires natural features and areas
One of the key development principles of the 2C
to be protected for the long term.
Secondary Plan is the protection of woodlands,
watercourses and wetlands, and natural landscapes.
The 2C Secondary Plan recognizes and supports
connected and contiguous natural systems and includes
policies for potential restoration of these systems.
Policy 2.1.2 requires that the diversity and
One of the key development principles of the 2C
connectivity of natural features in an area, and
Secondary Plan is the protection of woodlands,
the long-term ecological function and
watercourses and wetlands, and natural landscapes.
biodiversity of natural heritage systems, should
The 2C Secondary Plan recognizes and supports
be maintained, restored or, where possible,
connected and contiguous natural systems and includes
improved.
policies for potential restoration of these systems.
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Council Attachment 6
2C Secondary Plan
Conformity with the 2006 Provincial Growth Plan
Growth Plan Poticy
Conformity
Policy 2.2.1.1 — sets the stage for planning
The 2C Secondary Plan has utilized the 2031
purposes by stating that population and
population and employment forecasts from York
employment forecasts contained in Schedule 3
Region, which implements the numbers from Schedule
of the Growth Plan will be used for planning
3 of the Growth Plan, based upon the Regional land
and managing growth.
budget analysis and municipal comprehensive review
and the Regional OP as approved by the Province.
Policy 2.2.2.1 — establishes that the population
and employment growth will be
The 2C Secondary Plan conforms to the majority of
accommodated through several considerations
these components with respect to the proposed land
including the following:
uses and densities. However, the Plan requires a
• building compact, transit -supportive,
continuous east -west collector road to ensure that it is
pedestrian friendly environments;
transit supportive and pedestrian friendly. This is
• reducing dependence on the automobile
discussed in greater detail in a separate section of the
through the development of mixed -use
staff report.
transit -supportive, pedestrian -friendly
urban environments;
• ensuring the availability of sufficient
The Town of Aurora currently does not have sufficient
land for employment to accommodate
land available to accommodate the forecasted
forecasted growth to support the
employment growth. In order to ensure that
GGH's economic competitiveness;
employment land is available and thereby plan for a
• planning and investing for a balance of
balance of jobs and housing, the Town has established
jobs and housing in communities across
a business park, north of the existing State Farm site
the GGH to reduce the need for long
and south of the Newmarket town line, between Leslie
distance commuting and to increase the
Street and Highway 404. The creation of this business
modal share for transit, walking and
park is an essential component to the Town of Aurora's
cycling; and,
goal of becoming a complete community and in doing
• encouraging cities and towns to
so, reduce the need for long distance commuting and
develop as complete communities;
increase the modal share.
Policy 2.2.6.1 — requires that an adequate
The 2C Secondary Plan satisfies the requirements of
supply of lands providing locations for a
Policy 2.2.6.1 by planning for a large business park on
variety of appropriate of employment uses will
the east side of Leslie Street. However, the three
be maintained to accommodate the growth
business park designations should be collapsed into one
forecasts in Schedule 3 of the Growth Plan.
as set out in Council Attachment 1. This arrangement
Allocations and projections by upper -tier
will provide additional flexibility of sites and will
municipalities shall be based on and reflect
enhance the integrity of the business park. The
provincial plans where these exist.
resulting employment uses will result in employment
numbers that are consistent with Regional land budget
calculations for the 2C Area, prepared in accordance
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with the Growth Plan.
Policy 2.2.6.2 — requires municipalities to
promote economic development and
competitiveness including:
The 2C Secondary Plan satisfies the requirements of
• providing for an appropriate mix of
Policy 2.2.6.1 by planning for a large business park on
employment uses;
the east side of Leslie Street, with a variety of
• providing opportunities for a
employment uses. However, the three business park
diversified economic base, including
designations should be collapsed into one as set out in
maintaining a range and choice of
Council Attachment 1. This arrangement will provide
suitable sites for employment uses
additional flexibility of sites and will enhance the
which support a wide range of
integrity of the business park. The resulting
economic activities and ancillary uses,
employment uses will result in employment numbers
and take into account the needs of
that are consistent with the Regional land budget
existing and future businesses; and,
calculations for the 2C Area, prepared in accordance
• planning for, protecting and preserving
with the Growth Plan.
employment areas for current and
future uses.
Policy 2.2.6.9 — encourages municipalities to
The east side of Leslie Street is an ideal location for
designate and preserve lands within settlement
employment lands, given the proximity to the existing
areas in the vicinity of existing major highway
Wellington Street/Highway 404 interchange and the
interchanges as areas for manufacturing,
future St. John's Sideroad/Highway 404 interchange.
warehousing, and associated retail, office and
The Town's Plan, as modified, includes manufacturing,
ancillary facilities.
warehousing and accessory retail, office and ancillary
uses. The Town's Plan, as modified in Council
Attachment 1, conforms with Policy 2.2.6.9 of the
Growth Plan.
Policy 2.2.7.1 — sets out the requirements for
designated greenfield areas. New development
As noted above, with a goal of creating a complete
taking place in designated greenfield areas
community, the 2C Secondary Plan provides a diverse
such as 2C will be planned in a manner that:
mix of uses, including residential and employment
• contributes to creating complete
uses. The Secondary Plan is premised on high quality
communities;
urban design, including an entire Chapter based on
• creates street configurations and an urban
Urban Design and Amenity Policies.
form that support walking, cycling, and the
early integration and sustained viability of
However, the lack of a continuous east -west collector
transit services;
road severely limits the opportunities for early
• provides a diverse mix of land uses,
integration and sustained viability of transit. In
including residential and employment uses,
addition, the removal of the east -west collector road
to support vibrant neighbourhoods;
does not support the goal of creating a community that
enables walking and cycling. This is discussed in
• creates high quality public open spaces
greater detail in another section of this staff report.
with site design and urban design standards
that support opportunities for transit,
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walking and cycling.
Policy 2.2.7.2 — The designated greenfield area
of each upper -tier municipality will be planned
to achieve a minimum density target that is not
less than 50 residents and jobs combined per
hectare.
Policy 3.2.2 — emphasizes the need to plan
transportation systems that are sustainable and
reduce the dependency on the automobile.
Systems that offer multi -modal access to jobs,
housing, schools, cultural and recreational
opportunities, and goods and services are
required.
Policy 3.2.4.5 — notes that municipalities will
plan for land uses in settlement areas adjacent
to, or in the vicinity of, transportation facilities
such as major highway interchanges that are
compatible with, and supportive of, the
primary goods movement function of these
facilities.
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It is a requirement of the Town's 2C Secondary Plan
that the residential community west of Leslie Street
achieves a minimum density target of 50 residents
and/or jobs per hectare.
It is a requirement that the Business Park component of
the Town's 2C Secondary Plan achieves a minimum
density of 40 jobs per hectare. This is an acceptable
density in this area of the Region and will help ensure
that the Regional density is not less than 50 jobs per ha.
As noted earlier, the 2C Secondary Plan requires a
continuous east -west collector road.
The Town of Aurora has shown conformity with this
policy by planning for a business park on the east side
of Leslie Street. As modified in Council Attachment 1,
the plan conforms to the Growth Plan goal of
facilitating the efficient movement of goods within the
Greater Golden Horseshoe and more specifically,
conforms with Policy 3.2.4.5.
Council Attachment 7
Town of Aurora Modifications to OPA 73
1. Index Pages — Section 4.0 "Urban Design and Amenity Policie" need to add a "s" to the end of the
word Policie
2. Page 11 — Section 3.2.1.a - second line change from "...Appendix V, Map I and 2.." to
"....Appendix V, Map 3...".
3. Page 11 — Section 3.2.1 a — delete last line and replace with "The required Hydrogeological Study
shall be completed in accordance with the requirements of the LSRCA and Town of Aurora".
4. Page 11 — Section 3.2.1 b — Delete first line and replace with "Development Applications will be
required to demonstrate, through a hydrogeological study in accordance with the requirements of
the LSRCA and Town of Aurora„ that the hydrogeological function of the sandy soils in the
Hydrogeological Study area noted on Appendix V, Map 3 will not be adversely affected. (Keep
the remainder of 3.2. Lb
5. Page 12 — Section 3.2.1 d — Delete second line and replace with "This will be demonstrated
through appropriate hydrogeological studies in accordance with the requirements of the LSRCA
and Town of Aurora".
6. Add Appendix V, Map 3 to the end of Appendix V, being map 10 from the North South
Environmental "Natural Heritage Evaluation for the North-East Aurora Planning Area 2C —
Dated May 2006.
7. Appendix 1 — The Community Plan — The boundary between the BPI and BP2 east of Leslie
Street and south of St. John's Sideroad shall be modified to follow the boundary as shown on
Schedule A- Land Use Plan", if required.
8. Appendix IV — Map 1 "Watercourse (15m buffer)" legend box deleted and replaced with
"Watercourse (15m buffer—warmwater)" and "Watercourse (30m buffer —Coldwater)"
9. Delete Section 6.2.7 and 6.2.8 and replace with
6.2.7 General Policies for the Aurora Trail Network
a) The Aurora Trail Network shall serve non -motorized movement such as walking, jogging,
cycling, cross county skiing or snowshoeing as outlined in the Town of Aurora Trails Master
Plan. It will link the Greenlands System, including the existing and proposed off -road trails, with
destinations such as schools, recreation centres, service commercial facilities, employment
areas, shopping areas, and the Aurora Promenade. The trail network shall be conducive to an
urban form and structure which is friendly to non -motorized users, and the environment.
Schedule B of this Plan shows the Aurora Trail Network conceptually as recommended in the
Town of Aurora Trails Master Plan.
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b) Implementation of the proposed Aurora Trail Network will occur mainly when development,
redevelopment and public works projects take place. Secondary Plans, Plans of Subdivision and
Site Plans may modify, supplement or extend the Aurora Trail Network Concept.
c) Trail lands are considered linear parks, and shall be provided at a ratio of 1 hectare per 1,000
residents, on a Town -wide basis.
d) Council shall consult with and obtain approval from the Conservation Authority and the Ministry
of Natural Resources where trails are proposed within flood prone and/or regulated areas or
where they cross areas of natural and scientific interest (ESA and ANSI's.) or are in proximity to
wetlands.
e) The Aurora Trail Network shall, where possible, link with the Regional/Provincial trail networks
and the systems of adjacent municipalities, both in the north -south and east -west direction.
The Aurora Trail Network shall also serve to support the interrelationships of the ecosystems in
Environmental Protection Areas as per the relevant policies of this Secondary Plan. Allowance
for the needs of wildlife shall be incorporated wherever possible.
g) Council will strive to take advantage of the Oak Ridges Moraine, creek valleys and flood prone
areas, especially along the Holland River, the Tannery Creek and their tributaries to complete
the Open Space System. Recreational uses or trails shall not interfere with the primary
ecological function of valley systems. Where possible, trails shall be placed on level shoulders
of the valley to avoid destruction of vegetation, erosion of valley slopes and other ecological
damage.
h) To acquire trail lands which complement and link the Greenland System, Council may obtain
easements:
under the Ontario Hydro Power Commission right of way where this coincides with the
proposed linear open space system;
to link the trail system to plateaus, which allow exceptional vistas;
iii. to ensure access and egress at key focal points and destinations in the community;
and,
iv. to eliminate missing links in the network.
Council will encourage community involvement and support in implementing, maintaining and
improving the trail network.
j) Council will take measures to increase public awareness of the Linear Open Space
System/Aurora Trail Network.
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k) The intent of the Wildlife Park Trailhead Symbol identified on Schedules A and B is to
conceptually identify the location for a trailhead associated with the Wildlife Park, including
provisions for interpretive signage and parking.
6.2.8 Design Policies for the Aurora Trail Network
a) Layout, design and operation of trails shall where possible:
i. aim to provide an east -west and north -south non -motorized circulation grid:
as an alternative to the Arterial Road system;
linking and integrating the components of the Greenlands system;
utilizing:
- natural features such as valleys, ridges and woodlots,
- parks and other public and semi-public open spaces,
- easements, and roads;
ii. make reasonable efforts to keep these trails vital, safe, comfortable and in operational
condition;
iii. minimize conflicts with other modes of transportation through signage, appropriate
grades, surfacing width and delineation of rights -of -way, and well -designed transitions
where trails merge with roads;
iv. allow for provision of support facilities such as bicycle stands, public phones, and rest
spaces;
V. provide signs to enable users to find their way and to ensure appropriate and enjoyable
use of the facilities;
vi. use permeable surfacing where possible;
vii. encourage naturalization and refurbishing of native vegetation;
viii. use native vegetation to screen conflicting uses or structures;
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ix. investigate and provide grade separated crossings over water courses where feasible
and necessary, subject to approval from the appropriate jurisdiction;
X. investigate and provide grade separated crossings at key intersections with railways
and arterial roads. Where trails cross roads at grade between intersections signs and
where appropriate pedestrian activated signals shall be considered to assist safe
crossing and orientation; at grade crossing of trails at Regional Arterial Roads should
only be made at signalized locations;
A. aim to comply with the Town's standards of design, construction and maintenance and
that Regional Road crossings shall be controlled to the satisfaction of York Region;
and,
xii. provide a vegetative buffer to all watercourses to the satisfaction of the Conservation
Authority.
b) Sections of the trail network which follow along public roads shall, where resources permit:
feature special signage to help orient trail users and alert vehicular traffic;
ii. be separated and/or screened from vehicular traffic;
iii. be sufficiently wide to accommodate different types of non -motorized movement;
iv. receive priority in tree planting, landscaping and street furniture such as lighting,
benches, waste bins (include garbage, recycling and green bins), public phones,
appropriate signs to nearby public washrooms and other features to enhance the safety
and amenity of the trail; and,
V. comply with the Town's regulations for sidewalks.
c) Council shall support increased opportunities for cycling along Regional Arterial Roads, while
having regard for the Transportation policies of this Plan.
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d) When public works, hydro electric or other public and semi-public agencies undertake
improvements to their facilities or properties, they shall be urged to comply with the policies of
this Section of the Secondary Plan. Efforts shall be made to legalize existing trespass crossings.
Where trails cross or follow electric transmission lines, requirements of Ontario Hydro shall be
met. The Town shall routinely consider and wherever possible accommodate the needs of the
trails users in the design and construction of all infrastructure undertaking such as roadways,
linear utilities such as hydro and pipeline corridors, bridges and underpasses, and crossings of
physical barriers such as waterways, railways, existing and future highways.
e) The Town of Aurora shall require the development and construction of passive and linear open
spaces and trails within new development and redevelopments within the Town to be consistent
with the Town's Trials Master Plan.
f) The Town shall work in collaboration with local stakeholder and member of the public to
implement and maintain the network and facilities as proposed in the Town of Aurora Trails
Master Plan.
g) The Town shall pursue grant and partnership opportunities to fund the implementation and
maintenance of trails.
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