Untitled - Town of East Gwillimbury

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					                                OFFICIAL PLAN


1 INTRODUCTION
1.1   ONE TOWN, ONE VISION……………………………………………………….….…1

1.2   TOWN VISION………………………………………...……………………………...3

1.3   PURPOSE OF THE PLAN…………………………………………………...…………..3

1.4   BASIS AND CONTEXT FOR THE OFFICIAL PLAN…………….………………….…..…4

1.5   ORGANIZATION AND APPROACH……………………………..……………….…...…7


2 ENVIRONMENTAL SUSTAINABILITY
2.1   NATURAL HERITAGE SYSTEM…………………………………………...…………...9

2.2   LAND……………………………………………..…………………………….…..27
       2.2.1   Fill, Site Alteration and Landform Conservation……..……………...….27
       2.2.2   Hazard Lands………………..…………………..…………………….…29
       2.2.3   Waste Disposal Sites……...……………………………………….……..31
       2.2.4   Contaminated Lands……...……………………………………………...33

2.3   WATER…………………………………………………………………………..…34
       2.31    Lake Simcoe Act and Protection Plan…………..……..……………..….34
       2.3.2   Stormwater Management………………………..……..……………..….35
       2.3.3   Groundwater Recharge Areas and Areas of High Aquifer Vulnerability..37
       2.3.4   Wellhead Protection……………………………………………………...38

2.4   ENERGY, CLIMATE CHANGE AND THE BUILT ENVIRONMENT…………………..…..40




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3 ECONOMIC SUSTAINABILITY
3.1   ECONOMIC DEVELOPMENT STRATEGY…………………………………………..….45

3.2   LOCATIONS FOR ECONOMIC DEVELOPMENT……………………………………..…47

3.3   VILLAGE CORES AND LOCAL CENTRES…………………………………………..…48

3.4   AGRICULTURAL AND RURAL ECONOMY…………………………………………....49

3.5   POST-SECONDARY INSTITUTION………………………………………...………….50

3.6   TOURISM………………………………………...………………………………….50

3.7   FINANCIAL PLANNING AND MANAGING THE FISCAL IMPACT OF GROWTH………....51


4 SOCIAL SUSTAINABILITY
4.1   HUMAN SERVICES……………………………………………..……………………59

4.2   COMMUNITY SAFETY AND ACCESSIBILITY……………………………..…………..61

4.3   CULTURAL AND COMMUNITY FACILITIES…………………………..………………62

4.4   HERITAGE CONSERVATION……………………………………………..…………..65

4.5   CIVIC SQUARE…………………………………………………………..………….75

4.6   HOUSING………………………………………………………………..…………..76




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5 URBAN PLANNING AREA & GROWTH MANAGEMENT
5.1   FORECASTING GROWTH……………………………………………………….…...80

5.2   GROWTH MANAGEMENT…………………………………………………….……..81

5.3   STAGING AND PHASING OF GROWTH………………………………………..……...86

5.4   INTENSIFICATION……………………………………………………………..…….96

5.5   URBAN DESIGN……………………………………………………………………..97

5.6   GENERAL LAND USE POLICY AREAS FOR THE URBAN AREA…………..…………..99
       5.6.1   Employment Areas……………………………………………………...100
       5.6.2   Community Areas.……………………………………………………...100

5.7   CENTRES AND CORRIDORS…………………………………………..…………….101

5.8   EMPLOYMENT AREA LAND USE POLICIES………………………………………...112
       5.8.2   General Employment ...………………………………………………...113
       5.8.3   Prestige Employment…………………………………………………...114
       5.8.4   Major Commercial Within Employment Areas………………………...116
       5.8.5   Employment Area Conversion…..……………………………………...117

5.9   COMMUNITY AREA LAND USE POLICIES……………………………………….....118
       5.9.2   Local Centre Land Use Designation.…………………………………...118
       5.9.3   Commercial Land Use Designations....………………………………...123
       5.9.4   Residential Land Use Designations…………..………………………...129
       5.9.5   Institutional and Community Uses……………………………………..136
       5.9.6   Educational Facilities…………………………………………………...139
       5.9.7   Post-Secondary Institution……………………………………………...141
       5.9.8   Places of Worship……………….……………………………………...141
       5.9.9   Community Uses………………...……………………………………...146
       5.9.10 Parks and Open Space…………...……………………………………...146
       5.9.11 Recreation Areas………………...……………………………………...152



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       5.9.12 Natural Heritage System……….……………………………………….154

5.10 SPECIFIC LAND USE POLICIES……………………………………………………..155

5.11 FUTURE URBAN AREA DESIGNATION……………………………………………..157

5.12 GENERAL POLICIES FOR THE URBAN AREA………………………………………..158


6 RURAL PLANNING AREA
6.1   GENERAL POLICIES FOR THE RURAL PLANNING AREA………………………….…163

6.2   GREENBELT PLAN AREA……………………………………………………….….165

6.3   OAK RIDGES MORAINE……………………………………………………….…...184


7 SUSTAINABLE INFRASTRUCTURE
7.1   GENERAL POLICIES FOR INFRASTRUCTURE…………………………………..……193

7.2   TRANSPORTATION…………………………………………………………..……..194
       7.2.1   Active Transportation and Transportation Demand Management……...195
       7.2.2   Parking…………………………………………………………...……..197
       7.2.3   Community Linkages…………………………………………………...197
       7.2.4 Transit……………...…………………………………………………...198
       7.2.5   Roads…………………………………………………………………...199
       7.2.6   Provincial Highways.…………………………………………………...204
       7.2.7   Regional Arterial Road Network......…………………………………...205
       7.2.8   Local Collector Road Network.………………………………………...206
       7.2.9   Local Roads………..…………………………………………………...207
       7.2.10 Railways………………………………………………………………...208
       7.2.11 Airports and Aircraft Landing Strips…………………………………...210




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7.3   WATER AND WASTEWATER……………………………………………………….211

7.4   STORMWATER MANAGEMENT…………………………………………………….216

7.5   ENERGY …………………………………...……………………………………...221

7.6   WASTE MANAGEMENT AND DIVERSION…………………………………………..225

7.7   TELECOMMUNICATIONS AND TECHNOLOGY INFRASTRUCTURE…………………...227


8 IMPLEMENTATION AND MONITORING
8.1   MUNICIPAL GROWTH MANAGEMENT TOOLS……………………………………...229

8.2   AMENDMENTS TO THIS PLAN……………………………………………………...229

8.3   COMPLETE APPLICATION………………………………………………………….231

8.4 PRE-CONSULTATION MEETING……………………………………………………232

8.5   SECONDARY PLANS AND BLOCK PLANS…………………………………………..232

8.6   ZONING BY-LAWS…………………………………………………………………239

8.7   CONDITIONS OF ZONING…………………………………………………………..240

8.8   HOLDING ZONES…………………………………………………………………..241

8.9   SUBDIVISION CONTROL……………………………………………………………242

8.10 PRE-SERVICING REQUIREMENTS…………………………………………………..244

8.11 DEVELOPMENT PERMIT SYSTEM…………………………………………………..245

8.12 DENSITY BONUS BY-LAW OR DENSITY TRANSFERS………………………………247

8.13 SITE PLAN CONTROL……………………………………………………………...249

8.14 LAND DEDICATION AND ACQUISITION…………………………………………….250

8.15 CASH IN LIEU OF ON-SITE PARKING………………………………………………252




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8.16 AGREEMENTS………………………………………………………………………253

8.17 COMMITTEE OF ADJUSTMENT………………………………………………………254

8.18 LAND SEVERANCE (CONSENT)……………………………………………………..255

8.19 INTERIM CONTROL BY-LAW……………………………………………………….257

8.20 TEMPORARY USE BY-LAW…………………………………………………………258

8.21 NON-CONFORMING AND NON-COMPLYING USES………………………….………258

8.22 COMMUNITY IMPROVEMENT………………………………………………………259

8.23 PUBLIC WORKS…………………………………………………………………....260

8.24 PUBLIC CONSULTATION……………………………………………………………261

8.25 ADDITIONAL STUDIES AND OTHER ITEMS………………………………………….262

8.26 PEER REVIEWS……………………………………………………………………...262

8.27 MONITORING AND REPORTING………………………………………………………262

9 INTERPRETATION
9.1   GENERAL…………………………………………………………………………….265

9.2   DEFINITIONS……………………………………………………………………........265

9.3   SCHEDULES…………………………………………………………………………..279

10 GREEN LANE WEST SECONDARY PLAN………….………………....281
11 HOLLAND LANDING – RIVER DRIVE PARK SECONDARY PLAN...283

12 MOUNT ALBERT SECONDARY PLAN……..…………………………..287

13 QUEENSVILLE SECONDARY PLAN………..……………...……….......289

14 SHARON SECONDARY PLAN…………………….……………………..…291




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LIST OF SCHEDULES
SCHEDULE A         URBAN STRUCTURE

SCHEDULE B         SECONDARY PLANNING AREAS

SCHEDULE C         URBAN AREA LAND USE PLAN
    Schedule C-1   HOLLAND LANDING – RIVER DRIVE PARK LAND USE PLAN
    Schedule C-1   QUEENSVILLE LAND USE PLAN
    Schedule C-1   SHARON LAND USE PLAN

SCHEDULE D         RURAL AREA LAND USE PLAN
    Schedule D-1   MOUNT ALBERT LAND USE PLAN

SCHEDULE E         NATURAL HERITAGE SYSTEM
    Schedule E-1   URBAN AREA - NATURAL HERITAGE SYSTEM

SCHEDULE F         TRANSPORTATION
    Schedule F-1   ACTIVE TRANSPORTATION

SCHEDULE G         PARKS, TRAILS AND COMMUNITY FACILITIES
    Schedule G-1   URBAN AREA - PARKS, TRAILS & COMMUNITY FACILITIES

SCHEDULE H         RESOURCE MANAGEMENT

SCHEDULE I         LANDFORM CONSERVATION

SCHEDULE J         HIGH AQUIFER VULNERABILITY

LIST OF APPENDICES
APPENDIX 1 – ENVIRONMENTAL IMPACT STUDY TERMS OF REFERENCE

APPENDIX 2 - SCHEDULE 3 (SEVERELY TOXIC CONTAMINANTS) TO REGULATION 347 OF THE
              REVISED REGULATIONS OF ONTARIO, 199

APPENDIX 3 – SUSTAINABLE DEVELOPMENT EVALUATION SYSTEM (under development)

APPENDIX 4 – QUEENSVILLE NATURAL HERITAGE SYSTEM (under development)




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1      INTRODUCTION
1.1    ONE TOWN, ONE VISION
Located in the northern part of York Region, the
Town of East Gwillimbury has been a predominantly
rural community amongst hamlets and villages that
sprung up to support the area with shops, churches
and schools. The Town has become a community of
communities, including Holland Landing – River
Drive Park, Sharon, Queensville, and Mount Albert,
each with their own rich history, unique charms and
opportunities. Located between downtown Toronto
and the tranquility of cottage country, the Town offers
residents a fully balanced lifestyle. Farms, forests,
countryside and recreational areas add to the overall
pastoral character of the Town.

In the context of recent provincial legislation, the
Town of East Gwillimbury will transition from a community of communities in a
predominantly rural area, to a unified sustainable city amongst the protected
countryside, acknowledging the Town’s fundamental duality as an urban and rural
community. The majority of the Town (approximately 75%) will remain rural and
protected from development as part of the Greenbelt and Oak Ridge Moraine,
while the remaining 25% will form the Urban Area and accommodate a
significant amount of growth in accordance with Places to Grow. From a small
rural community of approximately 23,000 residents and 7,000 jobs, the Town is
anticipated to growth into a small city with a strong live-work ratio,
accommodating of approximately 150,000 residents and 75,000 jobs by 2051. The
Long Term Town Structure is depicted on Figure A and shows the major
structural elements that are required to facilitate full build-out of the Urban Area
by 2051. The Town’s urban and rural areas both contribute to the well-being of
the community and both must be sustained and enhanced over the long term.

The framework of this Official Plan recognizes that the Town is a community
with three distinct, yet interrelated systems: environmental, urban and rural
systems. The environmental system flows between and within the other two
systems and is part of a larger ecological system that extends beyond the Town’s
boundaries. The environmental system comprises of air, land, and water. Planning
with the Town must recognize the importance of sustaining healthy urban, rural
and environmental systems and must promote mutually beneficial interactions
amongst them.

In the Rural Area the Town will support the agricultural industry and rural
economy, preserve the history and heritage of existing hamlets, while

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accommodating the diverse needs of a growing population. The Town will
promote a healthy countryside and protects lands to support viable agricultural
production, maintain and enhance wildlife habitat and provide recreational
opportunities.

As the Town grows, it will evolve into a more `complete` community that offers a
wide variety of opportunities and activities to meet the evolving and increasingly
diverse needs of present and future generations.

The Urban Area will develop into a vibrant community as the centre of business,
retail, entertainment, cultural and institutional activities, as well as a range of
housing. A series of mixed-use, transit-supportive centres will be established
along major transit and transportation infrastructure, where people can easily
access facilities and services. Other more local facilities and amenities such as
schools, libraries, parks and shopping are planned to be within close proximity to
homes, where residents can walk or cycle to better meet their daily needs.

The vision for East Gwillimbury is to develop into a complete, healthy and
sustainable community that provides opportunities for residents at all life stages to
live, work, play and learn within a convenient walking, cycling, or transit-riding
distance. Development within the Town is to be structured on the triple bottom
line in a manner that supports a strong economy, protects the environment,
establishes a vibrant society and enhances quality of life. The Town will be
planned and developed based on accountable decision making to ensure that
growth does not place a financial burden on the municipality.

The overall guiding vision for the Town is based on the following principles:
       i) To grow in a manner that is respectful of the environment and
          sustainable for present and future generations;
       ii) To create cohesive, vibrant, attractive urban neighbourhoods and
           growth areas which are sensitive to the Town’s rich cultural heritage
           and history;
       iii) To ensure a high quality of life for the present and future residents of
            the community with respect to security, health, safety, jobs,
            convenience and general economic welfare;
       iv) To foster a vibrant agricultural and rural community through support
           for farming, appropriate secondary uses within the countryside and
           rural recreational uses including eco-tourism.
In order to achieve these goals, this Plan contains a comprehensive set of policies
which are designed to achieve the stated objectives. This Official Plan sets the
groundwork for addressing the challenges of growth and positioning the Town of
East Gwillimbury as a preferred choice to live, work, play and learn.



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1.2      TOWN VISION
1.2.1. Strategic Plan
In 2005, Council adopted its first Strategic Plan outlining Council’s vision for the
future direction of the Town serving as the foundation for Municipal decision
making and program delivery. The 5 Strategic Pillars outlined in the Strategic
Plan are:
    i) Protecting and Enhancing the Natural Environment
    ii) Providing and Advocating for Quality Programs and Services to the
         Community
    iii) Investing in Municipal Infrastructure
    iv) Managing Growth to Ensure a Sustainable Community
    v) Supporting a Municipal Organization Focused on Excellence

1.2.2.   Thinking Green! Strategy
The Town’s Thinking Green! Strategy was adopted by Council in 2007 and is                            Sustainable
                                                                                                     Development

organized under four distinct areas of policy development:
      i) Municipal Operations
     ii) Sustainable Development                                                    Energy
                                                                                  Conservation
                                                                                                                   Municipal
                                                                                                                   Operations


    iii) Energy Conservation
    iv) Protection of the Natural Environment.
                                                                                                       Natural
                                                                                                     Environment



The Thinking Green! Strategy continues to develop in these four areas with
specific policies and implementation strategies, which are intended to define the
Town as one of the greenest and most progressive communities in the Greater
Toronto Area.

The Official Plan is an important tool for implementing the Strategic Plan and the
Town’s Thinking Green! Strategy. The goal of this Plan is to manage growth in a
sustainable manner by implementing Council’s vision and goals for the
community.

1.3      PURPOSE OF THE PLAN
The purpose of this Official Plan is to provide a policy framework to guide
Council in managing growth and land use change while providing the necessary
policies to ensure the long term protection of the Town’s Natural Heritage
System, cultural heritage features and rural countryside.




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1.4    BASIS AND CONTEXT FOR THE OFFICIAL PLAN
1.4.1 A Brief History of the Town
The Town of East Gwillimbury was incorporated in 1850. Governor John Graves
Simcoe named the area in honour of his wife, whose maiden name was Gwillim.
In the late 1700's, Governor Simcoe was looking for the best route north from
York (now Toronto) to the British naval posts on Georgian Bay. To assist in his
search for the best route, he commissioned the first survey of East Gwillimbury in
1800.

Many of the early settlers were United Empire Loyalists and Quakers who were
attracted to the area by grants of land and the ability to practice their faith in
peace. Hamlets sprung up throughout East Gwillimbury to support the
predominantly rural community. The historical atmosphere of the Town is
enhanced by the many attractive historic buildings still in use today.

1.4.2 Provincial and Regional Planning Context
The Town of East Gwillimbury is located on the fringe of the Greater Toronto
Area in the northern part of Region of York, as shown in Figure 1. The Town is
an urban growth area, in the context of the Provincial Growth Plan and the only
municipality in the central part of York Region (East Gwillimbury, Newmarket,
Aurora) with significant capacity to grow to 2031 and beyond.




                    Figure 1. Greater Toronto Area Context




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The need for a new Official Plan is based on the requirement to address and
conform with recent changes to Provincial and Regional planning policy
implemented since the approval of the previous Official Plan and various
Secondary Plans, which include:
     (i) Planning Act and Bill 51 amendments;
     (ii) Provincial Policy Statement, 2005;
     (iii) Provincial “Places to Grow” Growth Plan for the Greater Golden
            Horseshoe;
     (iv) Oak Ridges Moraine Conservation Act and Plan;
     (v) Greenbelt Act and Plan;
     (vi) Region of York Official Plan;
     (vii) Lake Simcoe Protection Plan;
     (viii) Ontario Heritage Act;
     (ix) Accessibility for Ontarians with Disabilities Act;
     (x) Clean Water Act;
     (xi) Source Water Protection Plan;
     (xii) Green Energy Act – Bill 150;

The Town’s Official Plan Review was undertaken concurrently and coordinated
with York Region’s Official Plan Review process, Planning for Tomorrow, to
ensure consistency and conformity.
1.4.3   Background Studies and Supporting Documents
This Official Plan is based on a detailed Official Plan Review, which commenced
in 2006, which included detailed analysis of the physical, economic, social and
environmental conditions of the community. The Infrastructure Master Plan work
has been undertaken in the context of the Town’s long term structure and build-
out of the Urban Area. In this manner, capital funding and decisions on
development can be coordinated with the delivery of the necessary infrastructure.

The Town’s Official Plan Review process involved extensive public consultation
and stakeholder input. The Transportation Master Plan work was undertaken
pursuant to the integrated Class Environmental Assessment process, to avoid
duplication, and satisfy the initial phases of the EA process and consultation
requirements.

The range of background documents and studies which form the basis and
underlying support for the policies of this Plan include:
   • Natural Heritage System Update and Restoration and Securement Strategy
       – Beacon Environmental Limited
   • Growth Management Study – Malone Given Parsons
   • Sustainable Development Background Study – Dillon Consulting
   • Transportation Master Plan – MMM Group
   • Water and Wastewater Master Plan – Genivar
   • Development Charges Background Study – Watson Associates

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   •    Parks, Recreation and Culture Master Plan – Monteith Brown Limited
   •    Community Energy Plan – Garforth International
   •    Community Facilities Master Plan – Totten Sims Hubicki Limited

1.4.4. Planning Horizon, Population and Employment Forecasts
The planning horizon for this Official Plan is to 2031, in accordance with the
Provincial Growth Plan and the Region of York Official Plan.

Implementation of development during the planning horizon will occur in a
manner that matches growth with the capacity for full municipal servicing,
transportation and other services which can be made available through
improvements identified by the Town, Region, Province and other services
providers as expressed through coordinated infrastructure Master Plans.

This Plan has been prepared as a long-range document which establishes the
framework for the growth of the Town of East Gwillimbury from its present
population of approximately 23,000 to a population of approximately 150,000
people by the year 2051. At the same time, employment is anticipated to expand
from 7,000 to 75,000 jobs.



       160,000
                                                               150,000


       140,000



       120,000



       100,000
                                               88,000

       80,000



       60,000
                                 45,000

       40,000

                 23,000
       20,000



            0
                  2009           2018           2031            2051



                  Figure 2. Long Term Population Projections




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      80,000                                                       75,000

      70,000

      60,000

      50,000
                                                  44,000

      40,000

      30,000

      20,000                      15,000

      10,000      7,000


            0
                   2009            2018           2031-36          2051


                  Figure 3. Long Term Employment Projections

1.5    ORGANIZATION AND APPROACH
The organization of this Plan is based on the York Region Official Plan, providing
a more detailed level of planning policy that builds on the policies of the Regional
Official Plan. This Plan contains objectives, policies, definitions (in italics) and
attached schedules that constitute the Town of East Gwillimbury Official Plan.
Tables, graphics and text located in the side margins of this Plan, as well as
Figure A, and the introductory paragraphs in each section are intended to be
instructive and illustrative and are not a functional part of this Plan from the
perspective of determining conformity.

This Plan is organized into three theme areas that encompass the Town’s overall
approach to sustainability:
          i) Environmental Sustainability (Section 2);
         ii) Economic Sustainability (Section 3);
        iii) Social Sustainability (Section 4).

This Plan is based on the fundamental understanding that these three concepts
must be balanced with each other in order to ensure that growth in the Town
occurs in a sustainable manner. The Environmental Sustainability section contains
policies that protect the Town’s Natural Heritage System and associated elements
of the natural environment, such as land, water, air and energy and the built
environment. The Economic Sustainability section promotes the Town as a place
to work, recognizing the component areas of the Town’s economy, and contains
policies that ensure that the Town grows in a fiscally responsible manner and that
link residential and employment growth. The Social Sustainability section
contains policies that ensure the creation of complete communities by linking


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residential growth to the provision of key community services and infrastructure
and ensuring the protection of the Town’s rich history and cultural heritage.

These three theme areas under Sections 2, 3, and 4 comprise the primary policy
references for the land use policy areas for the Urban Planning Area (Section 5)
and the Rural Planning Area (Section 6). Section 7 of the Plan deals with
Infrastructure and the full range of public utilities and services required to service
the Town’s population. The Implementation and Monitoring (Section 8) and
Interpretation (Section 9) sections detail how the Plan is to be used, including the
range of planning instruments and tools to be utilized to carry out the Plan and its
objectives. The Schedules of the Plan are outlined in the Table of Contents and
are designed to be instructions and provide certainty to the land uses and
anticipated changes contemplated by the Plan. In particular, Schedule A defines
the 2031 Urban Structure, identifying the Natural Heritage System, existing
Secondary Plan Areas, Community and Employment Settlement Area expansions,
Centres and Corridors and the overall infrastructure needed to support growth.
Finally, the Plan includes several Appendices which may be reviewed and
updated from time to time.




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2         ENVIRONMENTAL SUSTAINABILITY

The Town has a number of significant environmental and topographical features
that contribute to ‘sense of place’ within the Town. These features include the
Oak Ridges Moraine, Greenbelt, Holland Marsh and vast forest tracts, smaller
woodlands and wetland areas. The protection of these attributes is a key
underlying principle in this Plan based on an ‘environment-first’ philosophy.

This section of the Plan contains policies which recognize the general character of
the Town’s green spaces, water resources, air quality, terrestrial landscape, energy
and the built environment as resources that all contribute to the livability, health
and beauty of the Town.

This Section of the Plan also incorporates the necessary policies to ensure the
development of an energy efficient, sustainable built environment which is
promoted through the application of a Sustainable Development Evaluation
System (SDES) and the targets established through the Town’s Community
Energy Plan (CEP). The Town shall consider and minimize the impacts of
development on the natural environmental to help preserve and enhance the
environmental well-being of the Town.

The policies of this Plan address Environmental Sustainability with respect to the
following matters:
    • Natural Heritage System
                                                                                       Approximately 25%
    • Land
                                                                                       of the Urban Area
    • Water
                                                                                       will be protected
    • Air                                                                              through the Town’s
    • Energy, Climate Change and the Built Environment                                 3 level Natural
                                                                                       Heritage System
The policies outlined in this section of the Plan are intended to:
    i)    Protect and enhance significant natural heritage, hydrologic and landform
          features, functions and linkages to support biodiversity and overall
          ecological integrity;
    ii)   Preserve terrestrial landscapes, including landform conservation areas and
          hazard lands;
iii)      Protect, conserve and enhance the Town’s surface and groundwater
          resources;
 iv)      Minimize the Town’s ecological footprint and the impacts of urbanization
          and growth by ensuring all new development is based on the principles of
          sustainable development;



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 v)      Promote the use of leading edge sustainable development policies
         designed to meet the Town’s overall objectives to substantially reduce
         greenhouse gas (GHG) emissions on a per capita basis over the planning
         horizon.

2.1      NATURAL HERITAGE SYSTEM
The Natural Heritage System (NHS) includes features listed within the Provincial
Policy Statement, the Greenbelt Plan and Oak Ridges Moraine Conservation Plan
(ORMCP), as well as those identified in the Region of York Official Plan and
previously approved Town planning documents. These features include wetlands,
habitat of endangered and threatened species, habitat for fish, woodlands,
valleylands, wildlife habitat, areas of natural and scientific interest, as well as
linkages and corridors that connect these features.

The overall intent of the Town’s Natural Heritage System is to:
      i) Protect the Town’s natural environment by designating the Natural
         Heritage System as an essential component of the Town’s land use
         structure;
      ii) Ensure that development and changes in land use have minimal negative
          impacts on the Natural Heritage System;
      iii) Provide opportunities for managed public access and recreational activities
           where they do not significantly negatively impact natural heritage features
           or functions;
      iv) Encourage rehabilitation or restoration activities that enhance the
          functions and attributes of the natural environment;
      v) Coordinate Natural Heritage System planning and management initiatives
         with adjacent municipalities and other levels of government, particularly
         for those features that are ecologically and physically linked;
      vi) Target a forest cover minimum of 30% of the Town’s total land area to
          help reduce greenhouse gas emissions, soil erosion and surface water run-
          off.
General Policies
2.1.1    There are three levels of protection assigned to environmental features
         within the Town’s Natural Heritage System (NHS), which include NHS-
         A, NHS-B, and NHS-C Supporting.
2.1.2    The requirements of the Oak Ridges Moraine Conservation Plan (Ontario
         Regulation 140/02) continue to apply. Within the Oak Ridges Moraine, the
         Natural Heritage System shall be comprised of the Oak Ridges Moraine
         Conservation Plan (ORMCP) Key Natural Heritage Features (KNHFs) as
         shown on Schedule E and subject to the policies of Section 2.1.28 of this
         Plan.

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2.1.3   Within the Greenbelt Plan area, the requirements of the Greenbelt Plan,
        2005 shall apply. Key Natural Heritage Features (KNHF) within the
        Greenbelt Natural Heritage System, have generally been incorporated into
        the Town’s three level Natural Heritage System. Where additional features
        are designated by the Greenbelt Plan, the requirements of the Greenbelt
        Plan apply.
2.1.4   Where inconsistencies exist between the policies of the Town’s Official
        Plan and other planning documents and legislation, such as the Greenbelt
        Plan, the Oak Ridges Moraine Conservation Plan and the Region of York
        Official Plan, the more restrictive policies shall prevail.
2.1.5   The general boundaries of the Natural Heritage System are delineated on
        Schedule E. The boundaries and limits of the Natural Heritage System
        shall be confirmed based on application of the criteria that define the
        elements of the NHS through the preparation of an Environmental Impact
        Study (EIS) during the Secondary Plan, Block Plan, Zoning By-law
        process, or through the review of any site specific development
        applications. Minor changes, adjustments or the correction of mapping
        errors will not require an amendment to this Plan. However, the addition
        or deletion of an NHS feature may require an amendment to this Plan.
2.1.6   Appropriate buffers for Natural Heritage System features shall be
        determined through an Environmental Impact Study, in accordance with
        Section 2.1.27.
2.1.7   The boundaries of the features within the Natural Heritage System and
        associated protective buffers will be staked in the field and approved by
        the Town in consultation with the Conservation Authority. Provincially
        Significant Wetlands (PSWs) and Significant Habitat of Endangered and
        Threatened Species shall be surveyed in consultation with the Ministry of
        Natural Resources (MNR) in addition to the Conservation Authority and
        Town staff.
2.1.8   The adjoining land use designation(s) shall be deemed to apply to the
        lands removed from a Natural Heritage System designation and the
        Natural Heritage System policies shall be deemed to apply to lands added
        to such designations.
2.1.9   Where an Environmental Impact Study (EIS) indicates that development
        would have a negative impact (NHS-A) or net negative impact (NHS-B,
        NHS C and Big Woods Policy Areas) (after replacement or enhancement
        has been applied if appropriate) on the Natural Heritage System, or the
        environmental functions, attributes or linkages for which the lands were
        identified, the application shall not be supported or approved by the Town.
2.1.10 Mitigation to achieve no net negative impact and for negative impacts on
       the natural features or their ecological functions may include, at the
       discretion of the Town in conjunction with the Conservation Authority,

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       approaches to replace lost areas of functions in accordance with the
       policies for restoration and securement of the Natural Heritage System
       under Section 2.1.25.
2.1.11 The Town shall direct development and site alteration away from the
       Natural Heritage System using innovative techniques, such as:
       i)   Justifiable increases in density through bonusing in accordance with
            Section 8.12;
       ii) Appropriate reductions and/or modifications in public realm
            elements through revised development standards (e.g. reduction in
            road allowance);
       iii) Reconfiguration of public uses;
       iv) Shared facilities;
       v) Financial arrangements, which may include replacement or
            enhancement of other significant environmental features; and/or
       vi) Sharing the equity in protecting the NHS through comprehensive
            landowner agreements and comprehensive public/private
            agreements.
2.1.12 When considering applications for development, the Town shall request
       that the applicant enter into an agreement whereby only such trees as
       directly impede the construction of buildings and services may be
       destroyed and the applicant shall replace them in reasonable amount, by
       trees of sufficient maturity to enhance the appearance of the development
       at the time it is completed.
2.1.13 Legally existing buildings, structures and uses within the Natural Heritage
       System are permitted and may be replaced if destroyed by natural causes.
       Such structures and uses may be also expanded or enlarged subject to the
       submission of an Environmental Impact Study and an amendment to the
       Zoning By-law, in accordance with the policies of this Plan.
2.1.14 Where development is proposed adjacent to a watercourse, whether or not
       it has been designated as Natural Heritage System, a minimum 15 metre
       natural vegetation buffer zone shall be maintained on both sides of the
       watercourse. The buffer shall be a minimum of 30 metres where the
       watercourse is identified as a coldwater stream.
2.1.15 Notwithstanding the foregoing, development adjacent to watercourses on
       the Oak Ridge Moraine or the Greenbelt Plan area shall only be permitted
       in accordance with policies of Sections 2.1.28 and 2.1.29 respectively and
       the relevant land use designation.
2.1.16 Public access facilities such as trails, walkways and boardwalks are
       permitted in the Natural Heritage System, particularly where associated
       with Community Linkages shown on Schedule F-1, provided they are



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       constructed and placed in a manner that has no net negative impact on the
       function of environmental features.
2.1.17 Where the Natural Heritage System lands are held in private ownership, it
       shall not be construed that these lands are free and available for public use,
       nor that such lands will be acquired by the Town or any other public
       agency.
2.1.18 Lands within the Natural Heritage System designation or associated
       buffers shall not be accepted as part of the required park land dedication or
       be used for lot area or density calculations.
2.1.19 Public works, such as transportation and utility facilities, shall avoid the
       Natural Heritage System, and in particular, Provincially Significant
       Wetlands, unless it has been demonstrated that there is no reasonable
       alternative. Alternative methods and measures for minimizing impacts
       shall be considered when reviewing proposals to construct such facilities.
2.1.20 The Town will zone the components of the Natural Heritage System with
       appropriate zoning once the boundaries have been refined through a
       Secondary Plan, Block Plan or Zoning By-law amendment based on an
       approved Environmental Impact Study or at any other time when the
       opportunity arises.
2.1.21 The Town shall promote communication and education programs for
       landowners and residents to encourage further awareness and
       understanding of the Natural Heritage System. In this regard, an
       environmental education/awareness program which informs homeowners
       of the environmental sensitivities within the Secondary Plan Area shall be
       prepared by all developers to the satisfaction of the Town in consultation
       with the Conservation Authority. Preparation of this program shall be
       addressed though the subdivision approval process and will include
       recommendations from the Environmental Impact Study.
2.1.22 Natural Heritage System - Special Study Areas

2.1.22.1    In recognition of previous approvals in the Holland Landing
            Community Plan Area obtained through extensive planning and
            consultation processes at the local, regional and provincial level and at
            the Ontario Municipal Board, the proposed Natural Heritage System
            policy framework identifies Special Study Areas (as outlined on
            Schedules E and E-1) that require further review and discussion.
2.1.22.2    The intent is to maximize and enhance protection of environmental
            features while continuing to recognize previous approvals under the
            Planning Act as noted above.
2.1.22.3    The Town will continue to work in consultation with the landowners,
            York Region and the Conservation Authority to define the Natural
            Heritage System boundaries in these areas.

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2.1.23 NHS Level A

2.1.23.1    NHS-A features, as identified on Schedules E and E-1, consist of
            Provincial, regional and locally significant features that represent
            critical components of the Town’s Natural Heritage System. The
            maintenance and protection of these features is imperative to the health
            and the function of the Town, the watershed and ultimately Lake
            Simcoe. NHS-A features are to be retained on the landscape and
            consist of the following:

Component        Feature
Wetlands         • Provincially Significant Wetlands (PSW) as determined by the
                   Ministry of Natural Resources (MNR)
                 • Unevaluated wetlands at least 10 ha in area
                 • Unevaluated wetlands contiguous with PSWs
Woodlands        • Woodlands at least 10 ha in area
Wildlife         • Significant Habitat of Endangered and Threatened Species as
Habitat            identified by MNR
                 • Core winter deer yards
                 • Colonial waterbird nesting sites
                 • Rare vegetation communities (ie. alvars, prairies, fens and
                   bogs)
Valleylands      • Significant valleylands as identified in the NHS mapping or as
                   refined in conjunction with the Conservation Authority
ANSIs            • Confirmed Provincial Life Science Areas of Natural and
                   Science Interest (ANSI) as determined by the MNR
Stream           • East Holland River and Vivian Creek
Linkages

2.1.23.2    Development and site alteration is not permitted within the NHS-A
            designation.
2.1.23.3    Development or site alteration is not permitted within 120 metres of a
            NHS-A feature unless it has been demonstrated through an approved
            Environmental Impact Study (EIS) that there will be no negative
            impacts on the natural features or their ecological functions.
2.1.23.4    Where a significant valleyland is identified, field investigations shall
            be required to identify the appropriate top-of-bank boundary and
            associated buffers. These investigations will be undertaken in
            consultation with the Town and the Conservation Authority.
2.1.23.5    The East Holland River (EH) is considered a Locally Significant River
            system. The headwaters of the river originate in the Oak Ridges


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            Moraine and empty into Lake Simcoe’s Cook’s Bay. This tributary is
            substantive and provides habitat to many fish species. The East
            Holland River is culturally important and a significant environmental
            feature within the Town and has been elevated to a NHS-A feature
            (from NHS-B).
2.1.23.6    The Vivian Creek (VC) Locally Significant River system is a main
            tributary to the Black River System which meanders through Mount
            Albert. This river is culturally important and has been elevated to a
            NHS-A feature (from NHS-B).
2.1.24 NHS Level B

2.1.24.1    NHS-B features, as identified on Schedules E and E-1, are considered
            to be significant at the local level. It is the overall intent that these
            features be retained, but flexibility for development and site alteration
            may be contemplated based on the findings of an Environmental
            Impact Study. NHS-B features consist of the following:

Component          Feature
Wetlands           • Evaluated non-Provincially Significant Wetlands (Non-
                     PSW) and designated Locally Significant Wetlands (LSW)
                   • Unevaluated wetlands contiguous to evaluated Non-PSWs
                     and designated LSWs
                   • Unevaluated wetlands at least 0.5 ha in area, that overlap
                     with, or fall within, 30 m of any identified NHS-A and/or
                     NHS-B features
Woodlands          • Woodlands between 4 ha and 10 ha in designated Urban
                     Areas
                   • The entirety of any woodland between 0.5 ha and 10 ha that
                     overlaps or is located within 30 m of any other identified
                     NHS-A and/or NHS-B feature
ANSIs              • Confirmed Regional Life Science Areas of Natural and
                     Science Interest (ANSI) as determined by the MNR
Habitat for Fish   • Watercourses and waterbodies, drains, online ponds,
                     mapped offline ponds within 30 m of another NHS feature
Linkages           • Stream linkages between NHS-A and/or NHS–B (or their
                     continuous NHS-C supporting features)
                   • Proximity linkages between NHS-A and/or NHS-B (or their
                     continuous NHS-C supporting features)
2.1.24.2    Development or site alteration is not permitted within the NHS-B
            designation or within 120 metres of a NHS-B feature unless it has been
            demonstrated through an approved Environmental Impact Study (EIS)


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            that there will be no net negative impacts on natural features or their
            ecological functions.
2.1.24.3    Where impacts cannot be avoided, replacement shall be required to
            meet the test of no net negative impact and may include enhancement
            or restoration on or off site.
2.1.24.4    Replacement of features consistent with the restoration and securement
            policies under Section 2.1.25 of this Plan shall be determined to the
            satisfaction of the Town in consultation with the Conservation
            Authority. To the extent possible, replacement shall occur within the
            same subwatershed or within the Big Woods Policy Areas.
2.1.24.5    Development and site alteration shall not be permitted within Habitat
            for Fish except in accordance with Provincial and Federal
            requirements.
2.1.25 NHS Level C - Supporting

2.1.25.1    NHS-C features, as identified on Schedules E and E-1, are considered
            to be elements that support NHS-A and NHS-B features. Retention of
            these features is encouraged. These features consist of:

Component           Feature
Wetlands            • Unevaluated wetlands that are between 0.5 ha and 10 ha

Woodlands           • Cultural thickets continuous with NHS-A and/or NHS-B
                      woodlands and/or wetlands
                    • Woodlands between 2 ha and 10 ha that are not otherwise
                      a NHS woodland feature
Wildlife Habitat    • Ecological Land Classification grassland communities as
                      follows (subject to the supporting text):
                          o Cultural meadow (CUM) and Cultural thicket
                             (CUT) greater than 15 ha in area
                          o CUT and CUM greater than 10 ha when surrounded
                             by other NHS components
                          o Contiguous CUT/CUM communities greater than
                             20 ha in area

2.1.25.2    Development and site alteration shall avoid NHS-C supporting
            features whenever possible.

2.1.25.3    If the removal of part or all of a NHS-C supporting feature cannot be
            reasonably avoided, replacement consistent with the restoration and
            securement policies under Section 2.1.25 is required at the discretion



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             of the Town, in consultation with the Conservation Authority, through
             the Environmental Impact Study (EIS) process.

2.1.25.4     Innovative design which allows development without adverse impact
             on the functions, attributes and linkages within the NHS-C designation
             shall be encouraged. However, development shall be prohibited where
             an Environmental Impact Study (EIS) has indicated that such
             development would have an overall net negative effect on the
             functions, attributes or linkages of the features.

2.1.26     Restoration, Enhancement and Securement of the Natural Heritage
           System

2.1.26.1     Big Woods Policy Area
Big Woods Policy Areas (BWPAs), as identified on Schedule E, are areas in the
Lake Simcoe Watershed where there is a high percentage of woodland cover and
large wooded areas, which are of great environmental significance. These areas
help provide a focus for future replacement efforts.
2.1.26.1.1      The Town shall direct reforestation and other restoration and
                enhancement opportunities towards BWPAs whenever possible, to
                recognize the importance of these areas within the Town and the
                Lake Simcoe watershed.
2.1.26.1.2      In addition to addressing other policies of this Plan, development
                applications within or overlapping BWPAs shall ensure no net loss
                of woodland cover within BWPAs.
2.1.26.1.3      Opportunities for restoration and securement should be considered
                and assessed qualitatively and quantitatively as part of site-specific
                Environmental Impact Studies when land use change is proposed
                within BWPAs in those areas that are not restricted by other
                Natural Heritage System policies.
2.1.26.1.4      The Town will seek opportunities to reduce the impact of linear
                infrastructure, including roads, through BWPAs.
2.1.26.1.5      All other applicable NHS policies and the underlying NHS Level
                designations apply to Big Woods Policy Areas.


2.1.26.2     Forest Cover
Council shall promote and establish programs to increase the forest cover of the
Town to 30%. The means to achieve this target may include:
     i) Active tree planting within Town parks and undeveloped portions of
          the East Holland River floodplain;



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     ii)     Infilling gaps within and between existing woodlots and in heavily
             forested areas, particularly within Big Woods Policy Areas;
    iii)     Continue to contribute to the environmental protection of the Lake
             Simcoe Watershed by maintaining partnerships with the Conservation
             Authority and non-government organizations;
    iv)      Encourage a program of tree planting and tree preservation so that all
             residential areas are provided with a sufficient number of trees to
             maintain a high standard of amenity and appearance; and,
     v)      Requiring compensation for tree removal as a result of development
             applications to the satisfaction of the Town and Conservation
             Authority.

2.1.26.3     Linkages
The Town shall encourage the reconnection of natural heritage features within the
municipality and adjacent to its municipal boundaries. Where feasible this will be
accomplished using environmental corridors and ecological linkages.
The Town has identified three types of Ecological Linkages, which are
conceptually shown on Schedule E and include Stream Linkages, Proximity
Linkages and Potential Environmental Corridors. The value of these linkages is
to connect areas which are of environmental significance and provide connectivity
for wildlife and vegetation. The policies of this Plan

Stream Linkages
Steam linkages connect designated NHS-A and NHS-B features (or their
continuous NHS-C supporting features) along watercourses that are recognized as
Habitat for Fish in the Natural Heritage System.

2.1.26.3.1      Stream Linkages shall consist of a minimum 30 metre area applied
                to either side of a Habitat for Fish feature.
2.1.26.3.2      Stream Linkage areas shall be treated as a NHS-B feature and
                subject to the policies of Section 2.1.24.
2.1.26.3.3      Where a Steam Linkage is not mapped within a NHS feature, it is
                assumed to persist if the feature is removed and the area otherwise
                meets the linkage criteria.
2.1.26.3.4      Land within the area of influence for streams and rivers should,
                where possible, be retained or rehabilitated to enhance its function
                as an environmental corridor.
2.1.26.3.5      The Town shall generally require development to be set back a
                minimum of 10 metres from the top of stream banks, or 30 metres
                from the stream edge, whichever is greater. This area is to be used
                for a vegetated riparian buffer.

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Proximity Linkages
Proximity Linkages recognize existing pathways of connectivity that connect
Natural Heritage System components that are in very close proximity. Where
NHS-A and NHS-B features or their contiguous NHS-C supporting features are
located within 60 metres of each other, a Proximity Linkage exists in that general
location. Where these are known to occur, a symbol is used to indicate that a
Proximity Linkage area exists in that general location, as shown on Schedule E.

2.1.26.3.6     Proximity Linkage areas shall be treated as a NHS-B feature and
               subject to the policies of Section 2.1.24.
2.1.26.3.7     The size of Proximity Linkages shall be determined through further
               study, but shall be a minimum of 60 metres wide or the width of
               the Natural Heritage System features, whichever is less.
2.1.26.3.8     Where development and site alteration is proposed in a Proximity
               Linkage area, an Environmental Impact Study (EIS) is required to
               determine the width, location and configuration of the Proximity
               Linkage.
2.1.26.3.9     Where more than one Proximity Linkage opportunity exists
               between the same two features on the same parcel of land, an
               Environmental Impact Study shall determine the most appropriate
               location, which does not necessarily need be at the closest
               proximity between the two features, but rather where functionality
               can be maximized.

Environmental Corridors
Opportunities for Primary and Supporting Environmental Corridors illustrate the
long term potential for a Town-wide environmental system with connections to
surrounding municipalities. These connections help support biodiversity and
wildlife movement.
Primary Environmental Corridors are represented by areas with greater potential
for contributing to the reconnection of extensive areas of the existing Natural
Heritage System at a broader scale. These potential corridors consider the creation
of linkages between the Big Woods Policy Areas and linkages between north –
south oriented systems that lie to the east and west of the Town.
Supporting Environmental Corridors identify additional connectivity
opportunities at a more localized scale. These potential corridors are identified
along existing fragmented corridors that avoid major roads and reconnect the
existing portions of Natural Heritage System where connectivity is otherwise
impaired.

2.1.26.3.10    Opportunities for Primary and Supporting Environmental
               Corridors indicated on Schedules E and E-1 illustrate general

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                 locations of existing and potential connectivity and also are a focus
                 for restoration and securement opportunities.
2.1.26.3.11      Opportunities for Primary and Supporting Environmental
                 Corridors, shown on a Schedule E and E-1, are intended for
                 illustration purposes only and should not be interpreted as
                 representing a specific land use designation in this Plan.
2.1.26.3.12      Existing landscape connectivity function or potential function
                 within the general areas of the Primary and Supporting
                 Environmental Corridors indicated on Schedules E and E-1
                 should be considered and assessed qualitatively and quantitatively
                 as part of site-specific Environmental Impact Studies (EIS) when
                 land use change is proposed within or adjacent to these areas. The
                 exact locations, including alternatives, for connectivity provisions
                 should be determined through the EIS process.
2.1.26.3.13      The design of future restoration activities within potential
                 Environmental Corridors shall minimize the impact on the natural
                 features and functions within the Natural Heritage System.
2.1.26.3.14      An Environmental Impact Study shall determine the most
                 appropriate size and location, which does not necessarily need to
                 be at the closest proximity between two features, but rather where
                 functionality can be maximized. Potential Environmental
                 Corridors should be of a sufficient width to provide potential
                 routes for the movement of wildlife and for providing links in the
                 system of nature trails intended to serve the community. Such
                 linkages are to be identified in the Secondary Plan.
2.1.26.3.15      Where Opportunities for Environmental Corridors are under
                 private ownership, it shall not be construed that these lands are free
                 and open to the general public nor that such lands will necessarily
                 be acquired by the Town or any other public agency.
2.1.26.4      Securement
2.1.26.4.1       The Town shall promote and facilitate acquisition of lands in the
                 Natural Heritage System by the Town or other public agency at no
                 or minimal cost, particularly lands designated NHS Levels A and
                 B on Schedules E and E-1.
2.1.26.4.2       The Town will explore and develop land securement strategies to
                 help protect the Natural Heritage System and support the
                 Conservation Authority and other land trust organizations where
                 possible with the securement of lands containing NHS features.
2.1.26.4.3       Securement of lands within the Natural Heritage System may be
                 obtained in a number of different ways, including:



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                (a)   Through the development approvals process, in accordance
                      with the Planning Act;
                (b)   By acquisitions and land exchanges, possibly transferring
                      density to an alternative site, in accordance with the bonusing
                      policies in Section 8.12;
                (c)   By co-operation with other levels of government and
                      agencies;
                (d)   By donations and bequests; and
                (e)   By any other potential sources which may benefit the Town’s
                      efforts in this regard.
2.1.26.4.4      The Town shall encourage the co-operative efforts of agencies and
                groups, as identified by the Town, to establish education programs
                for landowners and residents to further awareness and
                understanding of the Natural Heritage System.
2.1.26.4.5      The Town will promote and encourage a variety of land
                stewardship options, including: easements, trusts, tax incentives
                and right-of-way approaches to preserving, enhancing and
                accessing features.
2.1.27       Environmental Impact Study (EIS)

2.1.27.1     An Environmental Impact Study (EIS) shall be required for all
             development and site alteration applications in accordance with the
             EIS Terms of Reference attached to this Plan as Appendix 1.
2.1.27.2     It is mandatory that the applicant and/or its consultant meet with the
             Town, in accordance with Section 8.4 and in conjunction with the
             Conservation Authority to determine the specific scope and terms of
             reference of the Environmental Impact Study prior to the
             commencement of these studies to ensure that the work needed to
             complete the study is clearly identified at the outset.


2.1.27.3     In the case that no environmental issues are identified that need to be
             addressed by further study, the Environmental Impact Study can be
             reduced to a memorandum that reflects this agreement with the Town
             and the Conservation Authority.

2.1.28 Oak Ridges Moraine Natural Heritage System

All development and site alteration within the Oak Ridges Moraine shall be
subject to the provisions of the Oak Ridges Moraine Conservation Plan
(ORMCP), including the applicable provisions of Part III, Protecting the
Ecological and Hydrological Integrity.



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The following policies and Schedules D, E, I, and J outline some key directions of
the policies in Part III. However, in assessing applications for development, the
Town will not rely on these directions, but rather on the ORMCP itself, and Part
III of the ORMCP will be reviewed in its entirety.
2.1.28.1    Table 2.1 - Key Natural Heritage Features, Hydrologically Sensitive
            Features and Areas of Natural Scientific Interest (Earth Science)
            Minimum Areas of Influence and Minimum Vegetation Protection
            Zones - establishes the minimum area of influence and minimum
            vegetation protection zones which relate to Key Natural Heritage
            Features and Hydrologically Sensitive Features which are referenced
            in the following sections.
2.1.28.2    Every application for development or site alteration shall identify
            planning, design and construction practices that ensure that no building
            or other site alterations impede the movement of plants and animals
            among Key Natural Heritage Features, Hydrologically Sensitive
            Features and adjacent land within the Oak Ridges Moraine Natural
            Core Area and Natural Linkage Areas designated on Schedule D.
2.1.28.3    Schedule E is based on mapping provided by the Province of Ontario.
            No amendment will be required to the Schedule where minor changes
            are proposed based on studies carried out in accordance with the
            provisions of the Oak Ridges Moraine Conservation Plan.
2.1.28.4    Notwithstanding the foregoing, any change to Schedule E which
            affects the boundary of an Area of Natural and Scientific Interest (life
            science) wetlands evaluated under the Ontario Wetland Evaluation
            System (OMNR 1993), habitat of endangered, rare and threatened
            species or fish habitat will only be made after confirmation by the
            District Office of the Ministry of Natural Resources and in the case of
            fish habitat, with the Department of Fisheries and Oceans or its
            delegate.
Key Natural Heritage Features
2.1.28.5    All development and site alteration will be prohibited in Key Natural
            Heritage Features and the related minimum vegetation protection zone
            with the exception of certain limited uses specified in Section 22(2) of
            the Moraine Plan. An application for development or site alteration in
            the minimum area of influence shall be accompanied by a natural
            heritage evaluation. Development or site alteration may also be
            prohibited in the minimum area of influence based on the results of the
            natural heritage evaluation which may establish a greater minimum
            vegetation protection zone.
2.1.28.6    Key Natural Heritage Features on the Oak Ridges Moraine include
            wetlands; habitat of endangered, rare and threatened species; fish
            habitat; areas of natural and scientific interest (life science); significant

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            valleylands; significant woodlands; significant wildlife habitat and
            sand barrens, savannahs and tallgrass prairies. These, together with
            the minimum vegetation protection zone, are identified on Schedule E
            to this Plan with the exception of significant valleylands, significant
            wildlife habitat and the habitat of endangered, rare and threatened
            species. These features are to be identified using criteria established
            by the Province.
Hydrologically Sensitive Features
2.1.28.7    All development and site alteration will be prohibited within
            Hydrologically Sensitive Features and the related minimum vegetation
            protection zone with the exception of the list of uses specified in
            Section 26(2) of the ORMCP. An application for development or site
            alteration in the minimum area of influence shall be accompanied by a
            hydrological evaluation in accordance with Section 26(3) of the
            ORMCP. Development or site alteration may also be prohibited in the
            minimum area of influence based on the results of the natural heritage
            evaluation which may establish a greater minimum vegetation
            protection zone.
2.1.28.8    Hydrologically Sensitive Features include permanent and intermittent
            streams, wetlands, kettle lakes and seepage areas and springs. These,
            together with the minimum vegetation protection zone, are identified
            on Schedule E to this Plan with the exception of seepage areas and
            springs. These features are to be identified using criteria established by
            the Province.




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                              TABLE 2.1
KEY NATURAL HERITAGE FEATURES HYDROLOGICALLY SENSITIVE FEATURES AND
AREAS OF NATURAL AND SCIENTIFIC INTEREST (EARTH SCIENCE) MINIMUM AREAS
        OF INFLUENCE AND MINIMUM VEGETATION PROTECTION ZONES

Item Feature                       Minimum     Area   of Minimum        Vegetation
                                   Influence (Section 21 Protection Zone (Sections
                                   ORMCP*)               21, 23, 26(4), 30(12) of
                                                         ORMCP
1.    Wetlands                     All land within 120 metres of   All land within 30 metres of any
                                   any part of feature             part of feature, subject to clause
                                                                   23(1)(d) of ORMCP if a natural
                                                                   heritage evaluation is required.
2.    Significant portions of      All land within 120 metres of   As determined by a natural
      habitat of endangered,       any part of feature             heritage evaluation carried out
      rare and threatened                                          under Section 23 of ORMCP
      species

3.    Fish habitat                 All land within 120 metres of   All land within 30 metres of any
                                   any part of feature             part of feature, subject to clause
                                                                   23(1)(d) of ORMCP if a natural
                                                                   heritage evaluation is required
4.    Areas of natural and         All land within 120 metres of   As determined by a natural
      scientific interest (life    any part of feature             heritage evaluation carried out
      science)                                                     under Section 23 of ORMCP
5.    Areas of natural and         All lands within 50 metres of   As determined by an earth science
      scientific interest (earth   any part of feature             heritage evaluation carried out
      science)                                                     under subsection 30(12) of
                                                                   ORMCP
6.    Significant valleylands      All land within 120 metres of   All land within 30 metres of
                                   stable top of bank              stable top of bank, subject to
                                                                   clause (23(1)(d) of ORMCP if a
                                                                   natural heritage evaluation is
                                                                   required
7.    Significant woodlands        All land within 120 metres of   All land within 30 metres of the
                                   any part of feature             base of outermost tree trunks
                                                                   within the woodland, subject to
                                                                   clause 23(1)(d) of ORMCP if a
                                                                   natural heritage evaluation is
                                                                   required
8.    Significant      wildlife    All land within 120 metres of   As determined by a natural
      habitat                      any part of feature             heritage evaluation carried out
                                                                   under Section 23 of ORMCP
9.    Sand barens, savannahs       All land within 120 metres of   All land within 30 metres of any
      and tallgrass prairies       any part of feature             part of features, subject to clause
                                                                   23(1)(d) of ORMCP if a natural
                                                                   heritage evaluation is required
10.   Kettle lakes                 All land within 120 metres of   All land within the surface
                                   the surface catchment area      catchment area or within 30
                                                                   metres of any part of feature,
                                                                   whichever is greater, subject to
                                                                   clause 26(4)(c) of ORMCP if a
                                                                   hydrological      evaluation     is
                                                                   required



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                             OFFICIAL PLAN

11.    Permanent            and   All land within 120 metres of   All land within 30 metres of
       intermittent streams       meander belt                    meander belt, subject to clause
                                                                  26(4)(c)    of    ORMCP        and
                                                                  subsection 26(5) if a hydrological
                                                                  evaluation is required
12.    Seepage    areas    and    All land within 120 metres of   All land within 30 metres of any
       springs                    any part of feature             part of feature, subject to clause
                                                                  26(4)(c) and subsection 26(5) of
                                                                  ORMCP if a hydrological
                                                                  evaluation is required
                  Note: ORMCP means the Oak Ridges Moraine Conservation Plan

2.1.29 Greenbelt Natural Heritage System

The Greenbelt Natural Heritage System includes areas with potentially sensitive
and/or significant natural heritage, hydrologic and landform features and
functions. Schedule E illustrates the general boundaries of the Greenbelt Natural
Heritage System and incorporates known Key Natural Heritage Features or Key
Hydrologic Features into the Town’s three level Natural Heritage System.

General Policies
2.1.29.1    Permitted uses within the Greenbelt Natural Heritage System
            designation shall be limited to:
            (i) Normal farm practices;
            (ii) Agricultural Uses
            (iii) Agriculture-related and secondary uses.
2.1.29.2    New development or site alteration shall demonstrate that:
            (i)   There will be no negative effects on Key Natural Heritage
                  Features or Key Hydrologic Features or their functions;
            (ii) Connectivity between Key Natural Heritage Features or Key
                  Hydrologic Features is maintained, or where possible, enhanced
                  for the movement of native plants and animals across the
                  landscape;
            (iii) The removal of other natural features not identified as Key
                  Natural Heritage Features or Key Hydrologic Features should
                  be avoided. Such features should be incorporated into the
                  planning and design of the proposed use wherever possible; and,
            (iv) The disturbed area of any site does not exceed 25 percent, and
                  the impervious surface does not exceed 10 percent, of the total
                  developable area, except for uses described in and governed by
                  Sections 4.1.2 and 4.3.2 of the Greenbelt Plan. With respect to
                  golf courses, the disturbed area shall not exceed 40 percent of the
                  site.




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                            OFFICIAL PLAN

2.1.29.3     Where non-agricultural uses are contemplated on lands within the
             Greenbelt Natural Heritage System, applicants shall demonstrate that:
           (i)      At least 30 percent of the total developable area of the site will
                    remain or be returned to natural self-sustaining vegetation,
                    recognizing that Section 4.3.2 of the Greenbelt Plan establishes
                    specific standards for the uses described;
           (ii)     Connectivity along the system and between Key Natural
                    Heritage Features or Key Hydrologic Features located within
                    240 metres of each other is maintained or enhanced; and,
           (iii)    Buildings or structures do not occupy more than 25 percent of
                    the total developable area and are planned to optimize the
                    compatibility of the project with the natural surroundings.
2.1.29.4     The Greenbelt Natural Heritage System does not apply within the
             existing boundaries of the Settlement Area of Mount Albert, but does
             apply when considering expansions to this Settlement Area as
             permitted by the policies of this Plan and the Greenbelt Plan. The
             Town shall consider connections to the Greenbelt Natural Heritage
             System within Mount Albert.
2.1.29.5     The boundaries of the Natural Heritage System may be refined, with
             greater precision, through a natural heritage evaluation, in accordance
             with Sections 3.2.2.6 and 5.5.2 of the Greenbelt Plan.
2.1.29.6     Where regulations or standards of other agencies or levels of
             government exceed the standards related to Key Natural Heritage
             Features or Key Hydrologic Features in the Greenbelt Plan, such as
             may occur with hazard lands under section 28 of the Conservation
             Authorities Act or with fisheries under the Federal Fisheries Act, the
             most restrictive provision or standard applies.
2.1.29.7     Additions to the Greenbelt Plan Area may be considered and supported
             for Natural Heritage System Level A features, as identified on
             Schedules E and E-1 to this Plan.

Greenbelt Key Natural Heritage Features and Key Hydrologic Features Policies
2.1.29.8     Development or site alteration is not permitted in Key Natural
             Heritage Features or Key Hydrologic Features, including any
             associated vegetation protection zone, with the exception of:
             (i)   Forest, fish and wildlife management;
             (ii)  Conservation and flood or erosion control projects, but only if
                   they have been demonstrated to be necessary in the public
                   interest and after all alternatives have been considered;
             (iii) Infrastructure, aggregate, recreational and existing uses; or,




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                           OFFICIAL PLAN

            (iv) Expansions to existing agricultural buildings and structures and
                 farm and non-farm dwellings, together with accessory uses,
                 subject to Section 4.5 of the Greenbelt Plan.
2.1.29.9    In the case of wetlands, seepage areas and springs, fish habitat,
            permanent and intermittent streams, lakes and significant woodlands,
            the minimum vegetation protection zone shall be a minimum of 30
            metres wide measured from the outside boundary of the Key Natural
            Heritage Feature or Key Hydrologic Feature.
2.1.29.10 A proposal for new development or site alteration within 120 metres
          of a Key Natural Heritage Feature or Key Hydrologic Feature requires
          a natural heritage evaluation and hydrological evaluation, to identify
          a vegetation protection zone which:
            (i)    Is of sufficient width to protect the Key Natural Heritage
                   Feature or Key Hydrologic Feature and its functions from the
                   impacts of the proposed change and associated activities that
                   may occur before, during and after, construction, and where
                   possible, restore or enhance the feature and/or its function; and,
            (ii)   Is established to achieve, and be maintained as natural self-
                   sustaining vegetation.

2.1.29.11 Expansions to existing agricultural buildings and structures and farm
          and non-farm dwellings, together with accessory uses, are permitted in
          Key Natural Heritage Features, subject to the submission of an
          Environmental Evaluation to the satisfaction of the Town.
2.1.29.12 New buildings and structures for agricultural uses will be required to
          provide a 30 metre vegetation protection zone from a Key Natural
          Heritage Feature or Key Hydrologic Feature, but may be exempted
          from the requirement of establishing a condition of natural self-
          sustaining vegetation if the land is, and will continue to be, used for
          agricultural purposes. Despite this exemption, agricultural uses should
          pursue best management practices to protect and/or restore key
          hydrologic features and functions.
2.1.29.13 Small-scale structures for recreational uses (such as boardwalks,
          footbridges, fences docks and picnic facilities) are permitted within
          Key Natural Heritage Features or Key Hydrologic Features; however,
          the negative impacts on these features shall be minimized.

2.2     LAND

2.2.1   Fill, Site Alteration and Landform Conservation
Landform conservation areas consist of steep slopes and representative landforms
on the Oak Ridges Moraine that shall be protected for their contribution to the
ecological integrity and hydrologic function of the natural environment. In

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                          OFFICIAL PLAN

addition, regionally and locally significant landforms as determined by the Town
shall be protected and preserved and are subject to the following policies.

The Town considers it in the public interest to regulate the dumping and placing
of fill and site alteration in order to ensure that existing drainage patterns are
maintained and that any changes to existing drainage patterns are appropriate to
protect environmental features and to prevent the importation of hazardous
materials.
The policies of this section shall:
   i) Encourage and support the conservation of significant landscapes;
   ii) Prevent the disruption and destruction of landscape features caused by
       such means as mass grading and other extensive land alteration activities;
   iii) Adopt policies to control and regulate fill and site alteration.

2.2.1.1     With the exception of mineral aggregate operations, applications for
            development or site alteration in any area identified as a Landform
            Conservation Area Category 1 or 2 on Schedule I to this Plan shall
            identify planning, design and construction practices in conformity with
            the policies for the applicable Landform Conservation Area category
            that keep disturbance of landform character to a minimum, in
            accordance with the provisions of Section 30 of the Oak Ridges
            Moraine Conservation Plan to the satisfaction of the Town and
            Conservation Authority.
2.2.1.2     Schedule I is based on mapping provided by the Province of Ontario.
            Where new information is produced by the Province that will require
            refinements to this schedule, this may occur without the need for an
            amendment to this Official Plan.
2.2.1.3     An application for development or site alteration with respect to land
            in an Area of Natural and Scientific Interest (earth science) or the
            related minimum area of influence (See Table 2.1) on the Oak Ridges
            Moraine shall be accompanied by an earth science heritage evaluation
            that:
             i) identifies planning, design and construction practices that will
                 ensure protection of the geological or geomorphological
                 attributes for which the area of natural and scientific interest was
                 identified;
             ii) determines whether a minimum vegetation protection zone is
                 required, and if so, specifies the dimensions of that zone and
                 provides for the maintenance and, where possible, improvement
                 or restoration of natural self-sustaining vegetation within it.



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                          OFFICIAL PLAN

2.2.1.4     As a condition of draft plan of subdivision approval, applicants shall
            identify planning, design, grading and construction practices that
            minimize mass grading, disturbance to landform character and steep
            slopes and the substantial import/export of fill.
2.2.1.5     New roads should be designed to harmonize with the existing
            topography to the extent possible, to minimize topographical changes
            to the landscape.
2.2.1.6     The removal of topsoil and vegetation should be discouraged and
            limited to activities associated with permitted land uses. Removal of
            topsoil or vegetation, or other alterations of the land, such as grading,
            which are associated with a proposed land use change, shall be
            prohibited unless such change receives approval under the Planning
            Act or as authorized by legislation.
2.2.1.7     Council shall enact and implement a Fill and Site Alteration By-law.
            The by-law shall regulate and require a permit be obtained for the
            placing or dumping of fill and site alteration of the grade of the land.
2.2.1.8     The Town’s Fill and Site Alteration By-law shall outline general
            requirements, exemptions, permit conditions, application and public
            process requirements, as well as policies for administration and
            enforcement.

2.2.2     Hazard Lands
The Town shall identify hazards that are constraints to development and pose
threats to human life and property and direct development away from such areas.
Hazard lands include contaminated sites or waste disposal sites, sloped lands or
lands with steep grades and lands subject to flooding hazards, as defined by the
Provincial Policy Statement. Development that occurs near or on hazard lands
should recognize and mitigate the potential adverse impacts those sites may have.
2.2.2.1     Permitted uses in Hazard Lands shall be limited to:
             (i) existing legally established uses, including agricultural uses;
             (ii) forest, wildlife and fisheries management;
             (iii) archaeological activities;
             (iv) non-intensive recreation uses, such as trails and nature
                   viewing;
             (v) watershed management and flood and erosion control projects
                   carried out or supervised by a public authority.
2.2.2.2     Where development and site alteration is proposed within Hazards
            Lands associated with the Natural Heritage System as designated on
            Schedule E, the Town shall require and take into account
            environmental evaluations of the impact that the development will or
            is expected to have on the features and functions of the Natural
            Heritage System. Such evaluations shall be carried out in accordance

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                           OFFICIAL PLAN

             with the Terms of Reference for an Environmental Impact Study, as
             indicated in Appendix 1 of this Plan.
2.2.2.3      In considering areas which are sloped at 15 percent or more, the Town
             may require the proponent to prepare engineering and grading plans to
             show that the development can occur without risk of erosion or
             sedimentation, to the satisfaction of the Conservation Authority, the
             Ministry of Natural Resources and/or the Town. In some specific
             locations, development may be precluded if suitable engineering and
             grading conditions cannot be obtained due to the severity of the slope
             or the degree of alteration of natural features required to accommodate
             development.
2.2.2.4      Hazard Lands shall be reflected in an appropriate zoning category of
             the Zoning By-law. As more detailed mapping and data becomes
             available, the Zoning By-law shall be refined by amendment.
2.2.2.5      Where Hazard Lands are under private ownership, it shall not be
             construed that these lands are free and open to the general public nor
             that such lands will necessarily be acquired by the Town or any other
             public agency.
2.2.2.6      Hazard Lands shall not be accepted as part of the parkland dedication
             required by the Plan.
Floodplain
Floodplain areas shall be regarded primarily as land required for the safe flow and
storage of floodwaters and lands that are susceptible to flooding under Regional
Storm conditions. Such lands shall be managed so as to complement adjacent land
uses and protect such uses from flooding or other physical hazards. Floodplain
limits are determined by the Conservation Authority under regulation adopted
under the Conservation Authorities Act. For a more accurate location of the
Regional Storm Floodplain, reference shall be made to the detailed mapping of
the Conservation Authority.

2.2.2.7      No buildings, structures or roads shall be permitted at elevations below
             the Regulatory Flood Line as defined by the Conservation Authority,
             with the exception of structures that are necessary for flood or erosion
             control, associated with landscape stabilization, conservation purposes
             and uses of a passive non-structural nature as approved by Council in
             consultation with the Conservation Authority. This provision includes
             buildings and structures normally associated with the operation of
             activities dependent on surface water and shoreline areas (e.g. marinas,
             docks, boathouses).
2.2.2.8      Existing buildings and structures may be allowed to expand to a
             limited degree, or replaced if destroyed, in accordance with the Zoning
             By-law or through an amendment to the Zoning By-law.

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                           OFFICIAL PLAN

             Floodproofing shall be required to the satisfaction of the Conservation
             Authority.
2.2.2.9      The placing or removal of fill of any kind, whether originating on site
             or elsewhere, nor the removal of any existing vegetation shall not be
             permitted in areas subject to flooding without the approval of the
             Town, the Conservation Authority and/or the Ministry of Natural
             Resources.
2.2.2.10     Setbacks may be required from Floodplain boundaries, the extent of
             which will vary according to on-site physical conditions. Such
             setbacks will be established in the Zoning By-law, as determined by
             the Conservation Authority.
2.2.2.11     Alteration of banks and remedial works will require detailed
             engineering studies and shall be approved by the Conservation
             Authority and/or the Ministry of Natural Resources.
2.2.2.12     Any alteration to streams shall be approved by the Ministry of Natural
             Resources under the Lakes and Rivers Improvement Act and the
             Conservation Authority under the Conservation Authorities Act, and in
             the case of fish habitat, the Department of Fisheries and Oceans or its
             delegate.
2.2.2.13     Necessary infrastructure which must locate din the floodplain shall be
             permitted only where such uses are designed so as to prevent adverse
             impacts on upstream and downstream flooding.

2.2.3     Waste Disposal Sites
The following policies apply to existing closed landfill sites within the Rural Area
of the Town.

2.2.3.1      No new landfill sites, or domestic or commercial waste transfer
             facilities shall be permitted.

2.2.3.2      The location of closed landfill sites are indicated on Schedule D based
             on information provided by the Ministry of the Environment, with the
             exception of one area known as waste disposal site #7017, in Lot 7,
             Plan 143 and located on the west side of Yonge Street, which is not
             shown on the Schedule. The extent and exact location of any other
             Waste Disposal Sites shall be determined in consultation with the
             Ministry of the Environment.

2.2.3.3      No development shall be permitted on such sites for a period of 25
             years without the approval of the Region of York, the Ministry of the
             Environment or any other governing authority.




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                          OFFICIAL PLAN

2.2.3.4     The Town shall amend its Zoning By-law to rezone the identified
            Waste Disposal Sites to an appropriate zoning category that recognizes
            its potential to pose an environmental or health hazard.

2.2.3.5     The Town may zone to recognize existing uses or structures within
            Waste Disposal Sites. Former waste disposal areas may be developed
            for passive or active recreation.
2.2.3.6     Prior to rezoning to amend the zoning provisions imposed in
            accordance with the above and to permit uses in accordance with the
            provisions of this Plan, the proponents shall submit to the Ministry of
            the Environment and the Town for their approval, such engineering
            reports as may be required in respect of matters such as potential gas
            migration, leachates, hydrogeology, structural stability and the safety
            and integrity of proposed structures. Upon receiving written approval
            from the Ministry of the Environment that the lands within the Waste
            Disposal Sites are not affected by gases, leachates or toxic wastes from
            the former waste disposal site and that the lands within the subject
            zone are environmentally safe, the Town shall consider rezoning the
            lands to an appropriate zoning category.

2.2.3.7     The development of lands and construction of roads and services
            adjacent to former waste disposal sites which pose or have the
            potential to pose an environmental or health hazard, shall require
            Ministry of the Environment and Town approval. The proponents
            shall submit to the Ministry of the Environment and to the Town, for
            their approval, such engineering reports as may be required with
            respect to controlling any potential methane gas migration or leachate
            migration from the former waste disposal sites, and the construction of
            structures, buildings, roads or services on such lands shall comply with
            such reports as endorsed by the Ministry of the Environment and the
            Town.

2.2.3.8     The Town may require that appropriate buffering be provided as a
            condition of development on lands adjacent to former Waste Disposal
            Sites in order to minimize any negative environmental effects
            emanating from the former waste disposal areas. In addition, the
            phasing of development on lands adjacent to former waste disposal
            sites shall be subject to the approval of the Town and the Ministry of
            the Environment. The Zoning By-law may specify any necessary
            controls prescribed by any studies required in accordance with this
            Plan.

2.2.3.9     Development proposed within 500 metres of an existing or former
            waste disposal site may be subject to hazards. Careful consideration
            shall be given to potential hazards of development being proposed

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                          OFFICIAL PLAN

            within a specified distance of an existing or former waste disposal site.
            This specified distance will need to be determined on a case-by-case
            basis taking into account such things as the type of waste disposed, the
            depth of waste, and the hydrogeologic factors. Before approving any
            such applications for development or land division, the Town will
            notify the appropriate agency and, upon their recommendation, may
            require that the applicant provide studies dealing with:
               i)   groundwater quality;
              ii)   drainage from the waste disposal site;
             iii)   sub-surface gases; and,
             iv)    other studies as required.

2.2.3.10    The Town, in consultation with the appropriate agency, may conclude
            that the proposed development may be subject to one of the above-
            noted hazards in which case the application will not be approved
            unless it is also concluded that effective remedial measures are
            available and will be undertaken.

2.2.4     Contaminated Lands
Contaminated lands are lands where the environmental condition of the property
has been impaired through past activities such as fuel storage, chemical usage on-
site or similar activities. Such lands represent a potential hazard due to
environmental contamination of the soils on site.

2.2.4.1     In order to ensure that there will be no adverse effects from any
            proposed development, environmental site assessments and
            remediation of contaminated lands are required by this Plan prior to
            any activity or development occurring on a site that is known or
            suspected to be contaminated.

2.2.4.2     Where there is evidence that a site may be contaminated due to the
            previous use of the property, Council shall require a Phase I
            Environmental Site Assessment (ESA). Where a Phase I ESA reveals
            that a site may be contaminated, a Phase II ESA will be required. A
            Phase I or II ESA is an assessment conducted in accordance with Part
            XV.I of the Environmental Protection Act and Ontario Regulation
            153/04 or their successors by or under the supervision of a qualified
            person to determine the location and concentration of contaminants on
            the site proposed for development.

2.2.4.3     Prior to a development being approved on a site where information
            reveals that the site may be or is contaminated, the applicant will
            provide a Record of Site Condition in accordance with Part XV.I of
            the Environmental Protection Act and Ontario Regulation 153/04 or
            their successors. The Record of Site Condition, which details

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                          OFFICIAL PLAN

            requirements related to site assessment and clean-up, must be
            acknowledged by the Ministry of the Environment and registered on
            title of the subject lands confirming that the site has been made
            suitable for the proposed use. The Record of Site Condition and MOE
            acknowledgment will be provided to the Town.

2.3     WATER
The Town is partially dependent upon groundwater resources for supplying
domestic water to residents and businesses in the community, and on surface
water for supporting diverse fish habitat, as well as riverine and wetland
ecosystems.

The hydrologic system includes underground aquifers and water table, as well as
rivers, streams, and wetlands. Protection of the Town’s water resources is
imperative to ensure the health of residents and maintenance of the ecosystem.
Water systems play an important role for recreation, agriculture and industrial
purposes.

The policies of this Section are intended to:
  i)    Maintain and improve water quality of Lake Simcoe and its tributary
        rivers, streams and groundwater resources;
 ii)    Protect and enhance aquatic habitat, including fish and wildlife;
iii)    Protect headwater areas from land uses that may have the potential to
        contaminate downstream water systems;
iv)     Promote water protection and conservation through land use planning that
        maintains and enhances the aquatic ecosystems;
 v)     Work with other government agencies, municipalities and interested
        parties on integrated and co-ordinated water resource management to
        enhance existing water resources.

2.3.1   Lake Simcoe Act and Protection Plan
As an area municipality entirely within the jurisdiction of the Lake Simcoe
Region Conservation Authority, the health of the Lake Simcoe Watershed is of
significant importance to the Town.

The health and vitality of Lake Simcoe is at risk from a variety of both urban and
rural land uses and activities. One of the key concerns is nutrient loading to the
Lake and its tributaries, particularly phosphorus, which propagate aquatic plant
life at the expense of fish habitat. Nutrients and phosphorus are generated from
various sources, including: sewage treatment plants, storm sewers, septic systems,
urban and agricultural run-off, as well as airborne particulates and atmospheric
contributors.


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                          OFFICIAL PLAN

The policies of this Section are intended to:
   i) Protect, improve or restore the elements that contribute to the ecological
      health of the Lake Simcoe watershed;
   ii) Reduce loadings of phosphorus and other nutrients to Lake Simcoe and its
       tributaries;
   iii) Prohibit and remove any direct discharge of pollutants to Lake Simcoe and
        its tributaries.

2.3.1.1     The Town shall develop a working relationship with the Ministry of
            Environment and Infrastructure in terms of implementing the policies
            and regulations of the Lake Simcoe Protection Act and Plan.

2.3.1.2     Development agreements shall include the following measures:
               i) Minimize grading, the removal of vegetation, and soil
                  compaction;
              ii) Incorporate structures to control and convey runoff;
            iii) Maintain all sediment that is eroded during construction within
                  the site;
             iv) Seed or sod exposed soils once construction is complete; and
              v)  Ensure erosion and sediment controls are implemented and
                  maintained effectively.

2.3.1.3     The Town shall continue to work with and support the policies and
            programs of the Lake Simcoe Region Conservation Authority,
            including the Lake Simcoe Environmental Management Strategy
            (LSEMS).

2.3.1.4     Development and agricultural practices shall minimize and reduce
            phosphorus loading within the watershed.

2.3.2     Stormwater Management
The promotion and implementation of effective stormwater management
techniques can help to reduce erosion, avoid downstream flash flooding, reduce
nutrient, siltation and sediment loading, sustain fish habitat and help to improve
the quality of Lake Simcoe and its tributaries.

2.3.2.1     The Town shall require Level 1 protection for all new stormwater
            management facilities and stormwater management practices that
            ensure the rate of runoff does not exceed pre-development levels.




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                          OFFICIAL PLAN

2.3.2.2     Where feasible and appropriate, development shall maximize
            infiltration through permeable surfaces, bioswales and other innovative
            alternatives to the traditional practice of collecting and piping
            stormwater run-off.

2.3.2.3     Stormwater management facilities should be oriented, designed and
            constructed to be naturalized, in order to complement adjacent natural
            heritage features, functions and linkages.

2.3.2.4     Stormwater management shall protect ground water and surface water
            quality and quantity and generally follow the natural drainage divides
            of sub-watersheds to maintain or enhance the conditions of receiving
            watercourses and to minimize the impact on wetlands, fish and fish
            habitat.

2.3.2.5     All new development shall require the preparation of Stormwater
            Management Master Plans that incorporate Best Stormwater
            Management Practices and innovative measures to provide stormwater
            management facilities sufficient to control stormwater run-off and
            maintain existing rates of ground water infiltration in an efficient,
            economic and environmentally-sound manner. Stormwater
            Management Master Plans shall include criteria such as:
              i)     Minimize potential for pollutant loadings and contamination
                     of groundwater and surface water;
              ii)    Identify areas where source control or elimination of cross
                     connections may be necessary to reduce pathogens or
                     contaminants;
              iii)   On-site infiltration will be required to the maximum extent
                     feasible, where development is permitted;
              iv)    Implementation of a hierarchy of source, lot-level,
                     conveyance and end-of-pipe controls;
              v)     Minimize and, where possible, consolidate the number of
                     stormwater treatment facilities; and,
              vi)    Minimize alterations to the natural drainage boundaries;
              vii)   Avoid the creation or aggravation of flood or erosion
                     problems;
              viii) Promote a net gain of fish habitat;
              ix)    Minimize changes to base flow quality and quantity in
                     receiving watercourses.

2.3.2.6     More detailed policies for stormwater management are outlined in
            Section 7.4




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                           OFFICIAL PLAN

2.3.3     Groundwater     Recharge     Areas   and    Areas    of   High   Aquifer
          Vulnerability
Groundwater Recharge Areas are critical to the maintenance of aquifers, as well
as contributing to stream baseflows and the maintenance of streams, wetlands and
associated plant and animal communities. As such, the function of these areas
must be protected and maintained.

Aquifer Vulnerability refers to the shallow groundwater aquifer’s susceptibility to
contamination from both human and natural sources. Areas where there is high
aquifer vulnerability associated within the Oak Ridge Moraine (ORM) need to be
protected, in order to reduce contamination and protect our groundwater.

The policies of this Section shall direct development away from sensitive
groundwater recharge areas and maintain and restore significant elements that
contribute to the hydrological functions of the Oak Ridges Moraine, including the
quality and quantity of its water and other resources.
Groundwater Recharge Areas

2.3.3.1      Areas of significant groundwater recharge shall be protected to ensure
             the ecological and hydrological integrity of the watershed.

2.3.3.2      Areas of significant groundwater recharge and discharge can have
             implications for development. As such, more detailed study shall be
             required through Secondary Plan studies and prior to approval of any
             site specific applications to identify and refine groundwater
             recharge/discharge areas, to assess impact from development and to
             protect the hydrological integrity of significant groundwater recharge
             and discharge function.

2.3.3.3      The hydrogeological studies required in Section 2.3.3.2 shall:
             i)    characterize the groundwater system (i.e., stratigraphy, aquifer
                   zones, groundwater flow, vertical hydraulic gradients, etc.);
             ii)   characterize shallow soils hydraulic conductivity and
                   infiltration potential;
             iii)  characterize sensitivity to contamination;
             iv)   define recharge/discharge conditions;
             v)    identify groundwater /surface water interactions (i.e. cold water
                   fisheries, wetlands, ponds fed by groundwater);
             vi)   define the influence boundaries;
             vii)  assess impact of proposed site development with water balance
                   analysis (i.e. pre- and post-development scenarios); and
             viii) evaluate mitigation options and provide recommendations for
                   preferred mitigation options.



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2.3.3.4      The hydrogeological studies completed at the Secondary Plan stage
             shall assess the sensitivities of an area, identify critical areas, define
             the influence boundaries, ensure the hydrological integrity of the areas
             are protected, provide recommendations for mitigation measures, set
             out policies on permitted uses or lot restrictions and identify criteria to
             assess subsequent applications. A subsequent study shall be required
             prior to draft plan of subdivision approval to refine the impact
             assessment with more detailed recommendations for site design and
             mitigation measures. Such studies shall be completed to the
             satisfaction of the Town in consultation with the Conservation
             Authority.

Areas of High Aquifer Vulnerability

2.3.3.5      The following uses, with the exception of existing uses permitted by
             Section 6(1) of the Oak Ridges Moraine Conservation Plan, will be
             prohibited in Areas of High Aquifer Vulnerability identified on
             Schedule J to this Plan:
                i) Generation and storage of hazardous waste or liquid industrial
                    waste;
               ii) Waste disposal sites and facilities, organic soil conditioning
                    sites, and snow storage and disposal facilities;
              iii) Underground and above-ground storage tanks that are not
                    equipped with an approved secondary containment device; and,
              iv) Storage of a contaminant listed in Schedule 3 (Severely Toxic
                    Contaminants) to Regulation 347 of the Revised Regulations of
                    Ontario, 199 (See Appendix 2 to this Plan).

2.3.3.6      The Town shall encourage restrictions on haulage routes for the
             transportation of chemicals and volatile materials in such areas.

2.3.3.7      Schedule J is based on mapping provided by the Province of Ontario.
             Where new information is produced by the Province, refinements may
             be made to this schedule without an amendment to this Plan.

2.3.4     Wellhead Protection
Municipal drinking water comes from lakes, rivers, streams and underground
sources (aquifers) located across the province of Ontario. Drinking water source
protection is about protecting both the quality and the quantity of drinking water
sources, now and into the future.

Wellhead Protection Areas are zones established by York Region, in the vicinity
of domestic water supply wells where land uses must be carefully planned to
protect the quality and quantity of the water supply. Certain land use may be
restricted or even prohibited from locating in these areas because of their potential

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                          OFFICIAL PLAN

to impact groundwater and drinking water quality. Such restrictions shall be
applied within the Wellhead Protection Areas based on time-of-travel for
groundwater to reach the municipal well and the relative threat posed by certain
land use/activities in proximity to such wellheads.

The policies of this Section are intended to:
   i) Protect surface and groundwater quality from degradation;
   ii) Ensure sources of water are not compromised in the future as a result of
       land use decisions.

2.3.4.1     Wellhead Protection Areas, 100 metre pathogen zones and Time-of-
            Travel zones are delineated on Schedule H to this Plan. The areas
            identified could change due to future refinement of our understanding
            of the groundwater flow regime. Changes that expand the Wellhead
            Protection Area or change policies will require an amendment to this
            Plan, while reductions in the extent of the Wellhead Protection Areas
            will note require an amendment.

2.3.4.2     In Wellhead Protection Areas, a Risk Assessment must be conducted,
            as prescribed by the Clean Water Act, 2006, as amended from time to
            time and a Risk Management Plan must be developed prior to the
            establishment of new land uses which involve:
              i)    Storage, except by an individual for personal or family use, of:
                            petroleum fuels;
                            petroleum solvents and chlorinated solvents;
                            pesticides, herbicides and fungicides;
                            construction equipment;
                            inorganic fertilizers;
                            road salt; and,
                            contaminants listed in Schedule 3 (Severely Toxic
                            Contaminants) to Regulation 347 of the Revised
                            Regulations of Ontario, 1990 (see Appendix 2);
              ii) Generation and storage of hazardous waste or liquid industrial
                    waste;
              iii) Waste disposal sites and facilities, organic soil conditioning
                    sites and snow storage and disposal facilities;

2.3.4.3     Except for the storage of agricultural source material (manure) for
            personal or family use, the storage or use of pathogen threats is
            prohibited within the 100 metre pathogen zone around each municipal
            well, as shown on Schedule H and restricted within the one hundred
            (100) metres to two (2) year time-of-travel zone.

2.3.4.4     Redevelopment and/or expansion of existing legal non-conforming
            uses is prohibited within the one hundred (100) metre zone and shall

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                          OFFICIAL PLAN

            be discouraged in the one hundred (100) metres to five (5) year time-
            of-travel zones.

2.3.4.5     Every person who carries on a use listed above, as an owner or
            operator, shall be required to prepare and maintain a site management
            and contingency plan that is aimed at reducing or eliminating the
            creation of the materials referred to above, and their release into the
            environment, which shall be reviewed and approved by York Region.

On the Oak Ridges Moraine

2.3.4.6     New uses which involve the following are prohibited on lands in the
            zero (0) to two (2) year time-of-travel zones:
                i) Storage of animal manures;
                ii) Animal agriculture; and
                iii) Storage of agricultural equipment.

2.3.4.7     The Town shall consider and encourage restrictions on haulage routes
            for the transportation of chemicals and volatile materials through
            designated Wellhead Protection Areas.

2.3.4.8     In the case of a conflict between the Wellhead Protection Area policies
            and mapping in this Plan and the Oak Ridges Moraine Conservation
            Plan, the more restrictive policies shall apply.


2.4       ENERGY, CLIMATE CHANGE AND THE BUILT ENVIRONMENT

The built environment of communities in Canada represent close to 50% of
national greenhouse gas emissions. These contributions stem from not only the
energy use and impact from heating and cooling buildings, but the overall impacts
of urbanization in terms of resource use. In recognition of this significant
contribution, the Town promotes innovative and aggressive sustainable
development policies to help reduce greenhouse gas emissions.
The policies of this Plan and in particular this Section are designed to transform
the built environment of East Gwillimbury to create buildings and communities
that are environmentally responsible, profitable and healthy places to live, work
play, and learn.
Energy conservation and the encouragement of innovative energy supply
alternatives are key components of the Town’s vision for sustainable
development. To ensure the ongoing competitiveness of the Town and
accommodate the significant growth projected for the planning horizon of this
Plan and beyond, energy conservation and efficiency will play a large role in how
the Town plans for the future.


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                           OFFICIAL PLAN

In order to achieve breakthrough levels of energy use and associated avoidance of
greenhouse gas emissions, the policies of the Plan are designed to ensure the
implementation of the Town’s comprehensive Community Energy Plan (under
consideration by Council). The Town’s Community Energy Plan outlines targets
for greenhouse gas reductions, which are to be achieved through a combination of
strategic initiatives, such as the provision of District Energy and the requirement
for more sustainable community design and energy efficient buildings.

The policies of this Section are intended to:
   i)      Reduce the consumption of energy, water, land and other non-renewable
           resources;
   ii)     Promote a compact urban form and develop an energy efficient pattern
           and mix of land uses thereby creating livable, healthy, and safe
           communities;
   iii)    Encourage a reduction in greenhouse gas emissions to help achieve a
           target reduction of two-thirds of greenhouse gas emissions per capita by
           2031;
   iv)     Promote cost-effective energy conservation, energy distribution and
           alternative energy supply sources and other approaches that result in
           significantly lower levels of energy use and associated greenhouse gas
           emissions;
   v)      Promote a compact urban form and develop an energy efficient pattern
           and mix of land use planning through the land use policies in Section 5;
   vi)     Maximize opportunities for the use of energy efficient modes of travel
           and reduce energy consumption for motor vehicles within the Town;
   vii) Encourage efficient site planning design and construction techniques
        that minimizes space heating and cooling energy consumption;
   viii) Promote a reduction in energy consumption in all sectors by
         encouraging the upgrading/retrofitting of existing buildings and
         facilities.
2.4.1     The Sustainable Development Evaluation System (SDES) attached as
          Appendix 3 shall be used to ensure the sustainability goals and policies of
          this Plan are addressed through individual development applications. The
          evaluation system shall be used to provide a basis under which the Town
          will evaluate and prioritize development approvals; including the
          assignment of servicing allocation and the issuance of draft plan approval
          under the Planning Act.
2.4.2     All development shall achieve a minimum baseline of sustainable
          development performance in all facets of design and construction, and
          meet the minimum standards necessary to satisfy the applicable required


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                         OFFICIAL PLAN

        elements outlined in the Sustainable Development Evaluation System,
        attached as Appendix 3.
2.4.3   The Sustainable Development Evaluation System shall be reviewed and
        revised periodically without amendment to this Plan to respond to
        technology advancement and design innovation.
2.4.4   The Sustainable Development Evaluation System shall comprise a
        comprehensive accounting of the various elements which contribute to
        sustainable community design and development and shall include, but not
        be limited to, the following:
         •   Minimum standards required for energy efficient building design to
             progressively achieve reduced energy consumption and demand;
         •   Standards to apply to community design to achieve reduced vehicle
             trips, enhance walkability and access to public transit and a compact
             urban form;
         •   Minimum standards requirements for water conservation in all
             building and landscaping designs;
         •   Standards designed to achieve diverse and mixed-use communities
             with a range of housing types, availability of services and public
             facilities and services;
         •   Maximizing opportunities for waste reduction, reuse and recycling in
             the construction process, building and community design;
         •   Maximizing opportunities for application of stormwater management
             at the site level, including the use of permeable materials for
             typically hard surfaces (such as driveways);
         •   Maximizing opportunities for grey water reuse.
2.4.5   All new development shall utilize green building materials that address the
        building’s durability and longevity.
2.4.6   All new development requiring a Site Plan or Plan of Subdivision shall
        require the use of Dark Sky compliant practices for exterior lighting. Dark
        Sky compliant lighting means outdoor lighting fixtures that direct
        sufficient light downward and minimize light pollution and glare.
2.4.7   An Energy Efficiency report shall be required prior to development
        approval, demonstrating that the development meets or exceeds the goals
        of the Community Energy Plan and describing how passive solar gain has
        been accommodated. This report shall quantify the net impact to the
        natural environment, including the calculation of greenhouse gas
        emissions resulting from the proposed development.
2.4.8   Development shall increase energy efficiency in building design through
        incorporating measures to reduce the “urban heat island effect” including



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                          OFFICIAL PLAN

        installation of reflective (or high albedo) roofs, installation of green roofs,
        increasing the reflective nature of pavement and planting of shade trees.
2.4.9   The Town will promote building styles, designs and construction
        techniques which conserve energy and include high-efficiency
        heating/cooling and lighting systems, fixtures and appliances, to
        encourage development beyond the required performance standards.
2.4.10 All new development shall incorporate building design technology which
       enables the installation of on-site renewable energy generation (eg. Solar,
       wind, photovoltaic, geothermal).
2.4.11 An Integrated Energy and Climate Master Plan shall be required for all
       developments that exceed 10,000 square metres, demonstrating that the
       development meets or exceeds the goals of the Community Energy Plan.
2.4.12 The design and detailing of landscaping shall consider water efficient
       landscaping, minimized irrigation requirements, native plant species,
       urban agriculture, and green roofs.
2.4.13 The Town will encourage and facilitate, where feasible, the effective use
       and conservation of energy through the upgrading and retrofitting of
       buildings and facilities.
2.4.14 Development shall meet or exceed the targets and associated policies
       outlined in the Town’s draft Community Energy Plan (under consideration
       by Council), which will, at a minimum, include:
         i)    Setting specific targets for new efficiency standards, conservation
               efforts, energy distribution systems, and new energy sources, for
               both the public and private sectors including but not limited to:
               a) Overall energy use of the Town will result in per capita
                     energy use at least 50% below today’s Ontario average and
                     greenhouse per capita at least 70% below today’s Canadian
                     average by 2031;
               b) Efficient building standards and urban design for all new
                     residential, commercial, industrial and mixed use
                     developments to ensure the growth in energy use is at a far
                     lower rate than the growth of the Town;
               c) Efficiency standards for all major building renovations;
               d) Offer tailored energy services for business and industry to
                     attract investment and encourage local employment;
               e) Reduce the growth in transportation energy use through
                     sensitive urban design, effective alternate transport options,
                     and encouraging vehicle efficiencies;
               f)    New energy distribution systems in East Gwillimbury that
                     will allow the majority of the Town to be served with fuel
                     choices that optimize cost, availability and environmental
                     impact long into the future;

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            g)   Create an integrated energy metering, billing and
                 management network across the Town to allow cost-effective
                 management of all energy forms;
            h)   Establish guidelines and goals for the widespread use of
                 distributed generation, including Combined Heat and Power,
                 renewable electrical and renewable thermal energy sources;
            i)   Establish incentive programs that promote energy and water
                 conservation and climate change mitigation and ensure such
                 programs are publicized and available to all interested
                 parties.




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                         OFFICIAL PLAN

3      ECONOMIC SUSTAINABILITY

The policies of this Section are designed to ensure a sustainable economic future
for the Town, including the development of a strategy to promote job growth and
development of employment lands while ensuring a sound fiscal position for the
Town.

Policies within this Section will address the following fundamental areas of
Economic Sustainability:

A)     Designation and servicing of employment lands and protection of lands for
       long term employment uses to help achieve a balanced activity rate;
B)     Establishment of a Town-wide Economic Development Strategy to help
       identify key emerging industries, develop a Post-Secondary Institution and
       establish a related knowledge-based economy;
C)     Promotion and enhancement of the Town’s downtown historic village
       cores;
D)     Protection of agricultural and rural lands and a vibrant and robust rural
       economy including agri-businesses and value-added agricultural products;
E)     Expansion and promotion of the tourism industry with an emphasis on
       rural recreation, eco-tourism and other attractions located in the Town;
F)     Achieving a sound fiscal position for the Town through a combination of
       policies for the collection of development charges and other financial
       policies to ensure the Town’s growth pays for complete community
       growth;
G)     Policies to help guide the Town’s development and ongoing review of
       capital plans, operating costs, infrastructure development and the
       provision of services and programs

3.1    ECONOMIC DEVELOPMENT STRATEGY

The Town will develop an Economic Development Strategy to promote
employment growth in the municipality, to provide local job opportunities for
East Gwillimbury’s highly skilled workforce and decrease the tax burden on our
residents by improving the Town’s non-residential assessment.

An Economic Development Strategy will encourage the retention and expansion
of existing industry, attract new industry and employment growth, and develop a
marketing strategy to promote the Town as a premiere investment location.

It is the policy of the Town to:
     i)    Pursue a 50% activity rate, targeting a ratio of one job for every two
           residents to achieve a balanced live/work relationship in the community;
     ii) Attract and create high quality jobs that generate wealth and investment;

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                           OFFICIAL PLAN

   iii)  Enhance and protect the Town’s long term fiscal position through
         increased non-residential tax assessment;
   iv) Form partnerships aimed at establishing a post-secondary institution in
         East Gwillimbury;
   v) Develop a market niche for targeted sectors of the economy to drive
         economic attraction and attract investment;
   vi) Develop a Countryside Economic Action Plan to promote agriculture,
         local food production and rural recreation and eco-tourism opportunities;
   vii) Develop a streamlined development approval process, including a
         Development Permit System, to facilitate timely approvals for
         employment land development;
   viii) Support the completion of a technology audit to determine the existing
         capabilities of the Town’s telecommunication infrastructure;
   ix) Ensure employment areas are serviced with leading edge
         telecommunication services, including broadband technology, to attract
         knowledge-based industries and to support the technological
         advancement and growth of existing businesses;
   x) Develop downtown revitalization strategies for existing Local Centres
         with a funding strategy to finance capital programs;
   xi) Support a competitive business structure through enhanced technology,
         expanded transportation systems, and making it easier for businesses to
         obtain strategic economic development information and professional
         resources.

3.1.1     The Town will develop an Economic Development Strategy to be
          reviewed and updated on a regular basis, in order to:
          i)     Designate and facilitate the servicing of an appropriate supply of
                 employment lands;
          ii)    Commit an effective level of resources to formulate and implement
                 promotional strategies to attract economic development;
          iii)   Actively promote and market the Town as an employment
                 destination;
          iv)    Encourage the retention and creation of employment and business
                 opportunities within the Town’s historic downtown core areas;
          v)     Promote renewable and alternative energy sources within the
                 strategic economic corridors for production and manufacturing;
          vi)    Attract educational and other institutions to the Town;
          vii)   Encourage the participation of local businesses in financing
                 development, distribution and use of economic development
                 marketing materials and other promotional items;
          viii) Develop unique gateway signage by encouraging distinctive
                 community-identifying signatures at the Highway 404/Green Lane
                 Corridor and other key locations as determined by Council;

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        ix)    Encourage Town, Regional, Board of Education, Provincial and
               Federal purchasing practices to identify opportunities to increase
               government purchasing from local businesses, to support local
               businesses and reduce environmental impacts of transportation in
               accordance with the Town’s Thinking Green! policy;
        x)     Provide businesses with assistance in dealing with other levels of
               government through the implementation of online services, such as
               BizPaL;
        xi)    Encourage the relocation of existing businesses currently in or near
               residential areas to more appropriate employment lands or business
               park areas.

3.1.2   The Town shall integrate economic development with the existing and
        planned infrastructure and transportation facilities to achieve economies of
        scale and sustainable goods movement.

3.1.3   In order to advance the objectives of this Plan and ensure a balanced
        community, the Town may establish an Economic Development Office to
        establish an Economic Development Strategy and advance the economic
        policies of this Plan.

3.2     LOCATIONS FOR ECONOMIC DEVELOPMENT

The Town’s focus for economic development and employment targets will be
along strategic economic corridors, including Green Lane, Highway 404
extension and long term opportunities associated with the Highway 400-404 link.
The Town will work with the Region of York to provide adequate water,
wastewater and transportation infrastructure for these areas to ensure servicing
and availability of the lands for development.

It is the policy of the Town to:
     i)    Designate an adequate supply of employment lands to accommodate a
           variety of economic development opportunities, such as industrial,
           commercial, retail, office;
     ii) Help facilitate the availability of competitively priced, serviced and
           developable land to accommodate a variety of employment opportunities
           across the Town;
     iii) Facilitate the extension of servicing to the Highway 404 corridor lands
           as a high priority;
     iv) Locate major office and appropriate major institutional development
           near transit stations and areas with frequent transit service or planning
           higher order transit service, such as the Green Lane corridor;
     v) Work with York Region and other service providers to ensure that the
           physical needs of businesses are addressed by ensuring that:

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                           OFFICIAL PLAN

             a) a diversity of zoned sites are available;
             b) centres, corridors and employment areas are adequately serviced
                 by telecommunications facilities and lines;
             c) adequate physical and human services are available;
             d) areas are well designed and have a high level of available
                 amenities.
      vi) Accommodate a variety of businesses in Employment Area using the
           following criteria:
                 a) areas are transit-accessible;
                 b) mixed use areas are focused along centres and corridors;
                 c) industrial or commercial uses requiring separation are located
                     so as not to interfere with potential mixed-use areas or other
                     uses that may be affected.
      vii) Develop a Development Permit system under section 70 of the Planning
           Act, for the Highway 404 employment corridor, as shown on Schedule
           A to this Plan, to promote timely and efficient development approvals
           for employment growth and development.

3.3      VILLAGE CORES & LOCAL CENTRES

It is recognized that the historic downtown village cores in the Town’s Existing
Secondary Plan Areas require special attention in order to thrive and develop. To
facilitate redevelopment and promote new development within these areas the
Town may develop a Community Improvement Plan and other tools for these
areas.

It is the policy of the Town to:
     i)    Develop local neighbourhood commercial centres as mixed use,
           pedestrian-oriented areas with at-grade, street-related retail.
     ii) Where appropriate, encourage residential and commercial intensification
           that respects the existing heritage and retail areas of the Local Centres;
     iii) Require high quality building and landscape design sympathetic to the
           distinct character of the communities;
     iv) Retain and restore heritage structures through adaptive reuse, where
           appropriate;
     v) Encourage pedestrian scale commercial development through the use of
           urban design and architectural controls;
     vi) Locate parking on-street or off-street at the rear or sides of development
           to improve the pedestrian streetscape. Provide safe, convenient and well
           lit pedestrian access to the street from such parking areas.
     vii) Explore opportunities to promote and invest in downtown cores through
           the implementation of Tax Increment Financing (TIF) and other
           planning and financial tools;

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                            OFFICIAL PLAN

      viii) Develop and support the establishment of Business Improvement Areas
            (BIAs) in Local Centres;
      ix) Provide water, sanitary and stormwater sewers in core areas during the
            initial phase of growth to facilitate redevelopment and intensification in
            accordance with the policies of this Plan;
      x) Develop a cash-in-lieu parking policy to facilitate Local Centre
            development.

3.4         AGRICULTURAL AND RURAL ECONOMY

Approximately seventy-five per cent (75%) of the Town will be protected from
significant development under the Provincial Greenbelt Plan and Oak Ridges
Moraine Conservation Plan.

It is the policy of this Plan to:
      i)    Encourage and promote the agricultural and rural economy;
      ii)   Protect highly productive agricultural lands and high potential aggregate
            resources areas from incompatible uses and reduce possible conflicts
            between farming operations and other landowners in accordance with
            the policies under Section 6 of this Plan;
      iii) Assist the agricultural community in communicating with other levels of
            government;
      iv) Encourage on-farm economic diversification and value-added secondary
            uses as a means of augmenting farm income and the agricultural
            economy;
      v) Work with the agricultural community, the Federation of Agriculture
            and the Provincial government to develop assessment rates that are
            sensitive to value-added agricultural activities and secondary farms uses,
            which help to provide shelf-ready food and agricultural products;
      vi) Encourage retail grocers to set aside specific areas for local agricultural
            products and locally-grown foods;
      vii) Consider design elements to accommodate the movement of farm
            vehicles on Town and Regional roads in rural areas;
      viii) Permit home industries, home occupations, farm gate sales, fruit and
            vegetable markets and other activities which produce value-added
            agricultural products from farm operations throughout the Rural
            Planning Area;
      ix) Orient agricultural land management policies and programs toward the
            economic production of food and other crops.




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3.5    POST-SECONDARY INSTITUTION

Lands designated Post-Secondary Institution are intended to develop as a single
major post-secondary educational institution. The development of the Post-
Secondary Institution site is considered a significant component of the Town’s
future Economic Development Strategy and a critical component of the
development of a complete community.

The development of the Post-Secondary Institution site will be encouraged by the
Town to provide residents with the opportunity to further their education while
remaining close to home and encourage new residents to relocate to East
Gwillimbury.

It is the policy of this Plan to:
         i) Provide a skilled workforce to meet progressive employment needs;
       ii) Promote and secure a post-secondary institution;
       iii) Explore a potential partnership with an existing post-secondary
            institution as part of an established Economic Development Strategy.
More detailed site specific requirements and permitted uses are outlined in
Section 5.9.7.

3.6    TOURISM

The Town shall promote and incorporate tourism into an Economic Development
Strategy and establish East Gwillimbury as a tourist destination by:
    i)   Promoting the Town’s arts, heritage, cultural, agricultural and
         recreational attractions;
    ii) Encouraging the development of accommodation uses, such as hotels
         and bed and breakfast establishments, at appropriate locations to
         encourage visitors and tourists;
    iii) Developing a communication strategy outlining Town attractions to
         promote tourism within the Town;
    iv) Promoting opportunities for rural-related tourism, including pick-your-
         own farm operations, farm tours, equestrian, golfing and educational
         farm programs;
    v) Promoting the East Holland River as a cultural heritage destination,
         including the lock system and Nokiidaa Trail;
    vi) Promoting eco-tourism through the development of outdoor trail systems
         and other recreational opportunities through partnerships, such as the
         Town’s partnership with York Region’s Oak Ridges Moraine Trail
         Association (ORMTA);


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                            OFFICIAL PLAN

       vii) Supporting the developing of marine-related activities on the Holland
            River, in particular those that incorporate public waterfront access.

3.7       FINANCIAL PLANNING AND MANAGING THE FISCAL IMPACT OF GROWTH

3.7.1     Financial Planning

The implementation of this Plan must be achieved in a fiscally responsible
manner. It is essential that long term financial management strategies be
implemented and that financial implications are monitored on an ongoing basis.
The Town will review the financial impacts of development and establish
appropriate phasing plans to alleviate negative fiscal impacts, while pursuing an
aggressive Economic Development Strategy.

The implementation of this Plan shall be managed to ensure that the funds
required to provide the necessary services for growth are paid in a fair and
appropriate manner by the new development. The non-growth share of servicing
costs shall be funded from non-development sources, in such a manner that the
municipal tax base and municipal user rates are not burdened by the costs of
growth.

The Town has prepared a Development Charges Background Study and Fiscal
Impact Analysis, which outlined the need for a new Development Charges By-law
and Community Capital Contribution fund to ensure that growth pays for
complete community growth and that the Town can grow in a fiscally responsible
manner. The Town has also identified the need for higher order employment to
help increase and balance non-residential assessment and residential assessment
and minimize the tax burden on residents.

It is the policy of this Plan to:
  i)      Protect the short and long term fiscal sustainability of the Town by
          balancing service standards, service demands, and growth in assessment
          within local tax rates and user charges that are acceptable to the Town’s
          taxpayers;
 ii)      Ensure the provision of acceptable levels of service at optimum costs,
          considering initial capital, operating and long term replacements costs;
iii)      Consider innovative infrastructure financing initiatives, including
          public/private partnerships and front-end financing to provide community
          facilities and infrastructure;
 iv)      Attain a balanced non-residential to residential assessment;
  v)      Control the rate of growth to ensure a balance between the demand for
          development and associated capital facilities and other municipally funded
          activities;


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                            OFFICIAL PLAN

 vi)    Locate development in a manner that minimizes the costs of providing
        services.


3.7.1.1 The Town shall utilize financial mechanisms (such as Development
        Charges, Community Capital Contribution front-end financing) to offset
        the financial impact of development, and ensure that development
        proceeds in a fiscally responsible manner.
3.7.1.2 The Town shall require the preparation of Financial Impact Studies to
        ensure major land use development proposals and Secondary Plans have a
        positive impact on the municipal tax base. This analysis shall be
        coordinated among the Town, the Region of York, the school boards and
        other relevant agencies and shall include but not be limited to:
           i) an assessment of local and Regional service costs including
                transportation, water, sewer, police, community and health
                services;
          ii) the impact on operating and capital budgets, and the financing
                implications related to the impact on tax levy, user rates and
                development charges; and
         iii) the ability of the development to financially and technically
                provide for the required servicing infrastructure in order to allow
                the development to proceed on a timely basis.
3.7.1.3 The Town shall monitor the fiscal impacts of development on:
           i) Community service levels;
          ii) User fees and Development Charges;
         iii) Tax levy burden per household;
         iv) The Town’s net financial position, including debt and reserves; and
          v)  Infrastructure levels and standards.

3.7.2   Development Charges

Pursuant to the Development Charges Act, the Town will pass by-laws from time-
to-time to impose charges on development within the Town which would increase
the need for physical and other services. Development charges provide for the
recovery of growth-related capital expenditures from new development.

It is the intent of this Plan that:
  i)    The provision of growth and development within the Town shall be
        founded on the principle that growth pays to build complete communities;
 ii)    The capital costs of additional community facilities and servicing
        infrastructure required for new development shall be borne by new
        development thereby ensuring that the financial impacts on existing
        taxpayers are minimized;


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iii)      The Town’s Development Charges By-law may consider the application
          of a flexible rate structure as a tool to promote development within the
          Town’s strategic employment corridors;
iv)       Encourage zoning and subdivision designs that incorporate energy
          conserving principles and explore incentives such as reduced
          Development Charges for innovative sustainable development.


3.7.2.1 It is a requirement of this Plan that the costs of all services, roads, and
        other facilities within a proposed development, necessary to serve that
        development, shall be borne by the developer. As a condition to the draft
        approval of the plan of subdivision, and/or a plan of condominium, or
        approval of a site plan application, the developer shall enter into an
        agreement with the Town and, if required, the Regional Municipality of
        York, to provide for the construction of such works within the
        development.
3.7.2.2 The costs for services, roads and other facilities, external to the
        development, shall be provided for in accordance with the Development
        Charges Act and applicable sections of the Planning Act. The
        Development Charges By-law of the Regional Municipality of York may
        require amendment to provide for the external services, roads and other
        facilities under Regional jurisdiction, which are required to serve the
        development contemplated by this Plan, and may be further reviewed and
        updated as required from time to time.
3.7.2.3 The Development Charges By-law of the Town provides for the external
        services, roads and other facilities under Town jurisdiction which are
        required to serve the development contemplated by this Plan. The costs of
        the Development Charge Study and supporting works shall be borne by
        new development and may be reflected in the Development Charges By–
        Law.

3.7.3     Development Financing Agreements and Development Charge
          Credits

3.7.3.1    The Town and one or more landowners may enter into a financing
           agreement which provides for the costs of a project that will benefit an
           area in the municipality to which the Development Charge By-law
           applies.

3.7.3.2    Roads, parks, water and wastewater servicing will typically be
           constructed as part of the development approvals process.

3.7.3.3    Before any development proceeds, all agreements must be in place,
           including financial agreements and development agreements, to provide


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          for the servicing infrastructure to accommodate the growth caused by
          the development.
3.7.3.4   The phasing and timing of development may depend upon the signing of
          a Master Servicing Agreement by affected landowners. The Master
          Servicing Agreement should ensure, among other things: all necessary
          approvals are in place; the contribution of necessary funding; the
          dedication of lands and/or easements; and the commitments for servicing
          are in place as it affects water, wastewater, stormwater and road
          infrastructure services.

3.7.3.5   Prior to the draft approval of any plan of subdivision and/or plan of
          condominium, an undertaking shall be provided by the development
          proponent(s) acknowledging that financial/development agreements, if
          required by the Region, as specified in the Development Charges Act or
          the Planning Act regarding infrastructure financing will be in place prior
          to final approval.

3.7.3.6   Prior to the draft approval of any plan of subdivision and/or plan of
          condominium, York Region, in consultation with the Town, shall be
          satisfied as to the availability of water supply and sewer capacity and
          transportation infrastructure to accommodate the proposed development,
          and an undertaking shall be provided by the proponent(s) acknowledging
          that financial/development agreements, such as accelerated payment
          agreements, and limitations to be placed on development may be
          required by the Region or Town.

3.7.3.7   The draft approval conditions shall specify that these agreements are to
          be executed prior to final approval for registration of any plan of
          subdivision or condominium.

3.7.3.8   These agreements may incorporate financing, accelerated development
          charge payments and/or services-in-lieu provisions under authority of
          the Development Charges Act or other applicable legislation.

3.7.3.9   Agreements may contain provisions relating to the conveyance of land
          for park purposes to the Town or cash-in-lieu payment, in accordance
          with The Planning Act.

3.7.3.10 Where development is proceeding by means other than a plan of
         subdivision, applicable agreements shall be required to be executed as a
         condition to the equivalent approval, as the case may be, of:
         i) a zoning by-law amendment;
         ii) removal of a holding provision from the by-law;
         iii) a consent to conveyance; or
         iv) site plan approval, in accordance with Section 8.13 of this Plan.

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3.7.3.11 Agreements shall be registered against the land to which it applies, and
         the Town or Region shall enforce the provisions thereof against current
         and subsequent owners of the land.

3.7.4     Cost-Share Agreements

3.7.4.1    Cost of local infrastructure or service improvements within a Secondary
           Plan Area, which will benefit more than an individual development shall
           be equitably apportioned amongst landowners within the Secondary Plan
           Area on a net development area basis on benefiting area basis. Such
           costs include, but are not limited to, the cost of preparation and
           obtaining approval of the Secondary Plan and the related background
           studies in support of the Secondary Plan. Such costs may also include
           community use lands and facilities, schools, parks, trails and community
           infrastructure facilities or public works (including over sizing) including
           roads, sanitary, water and stormwater facilities, including upgrades to
           works outside of the Plan Area necessary to permit development within
           the Plan Area. Costs will only be allocated to those landowners who
           benefit by the specified work.

3.7.4.2    Landowners shall enter into Landowner Agreements, as a condition of
           subdivision approval, which shall equitably apportion the costs
           identified above where those costs are not set out as work covered by the
           Development Charges Act. The Landowner Agreement will include a
           clause providing for adjustment for future contributions tied to consumer
           price index.

3.7.4.3    Any non-participating landowner within the Secondary Plan Area will
           not be entitled to benefit of any land use designation of development
           rights under the Secondary Plan until they have executed the
           Landowners Agreement and fulfilled its obligations.

3.7.4.4    As condition of draft plan approval, the Town will require notification in
           writing from the Trustee of the Landowner group that the obligations of
           the Landowner Agreement have been satisfied, prior to providing its
           release to the Town of East Gwillimbury or other approved authority to
           allow the plan of subdivision to be registered.

3.7.4.5    The locations of proposed public infrastructure such as roads,
           stormwater management facilities or the provisions of other
           communities identified in the Secondary Plan have been incorporated
           without regard to property ownership. In order to ensure that all affected
           property owners contribute equitably towards the provision of
           community and infrastructure facilities such as parks, enhancement and
           restoration of natural features, roads and road improvements, internal

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                           OFFICIAL PLAN

           and external services and stormwater facilities, the Town may require
           that property owners enter into one or more Developers’ Groups
           Agreements, to address the sharing of common costs of development as
           a condition of development approval for their lands.

3.7.4.6    These agreements shall provide for the equitable distribution of the
           costs, including lands, of the aforementioned community and common
           public facilities and associated studies where such costs are not dealt
           with under the Development Charges Act.

3.7.5     Community Capital Contribution
3.7.5.1    All capital facilities, services, and studies under the jurisdiction of the
           Town proposed to be provided in conjunction with the development of
           the Urban Area and Mount Albert Greenbelt Settlement Area shall be
           the responsibility of those persons developing regardless of the extent to
           which such capital facilities, services, and studies are growth related.
           Council shall use mechanisms as are noted in this section to require
           appropriate reimbursement by benefiting owners to those persons
           developing who have financed these capital facilities, services, and
           studies.

3.7.5.2 To the extent that the capital facilities, services, and studies referred to
        above benefit new development outside the area of any specific
        development plan, Council shall use mechanisms as are noted below to
        require appropriate reimbursement by benefiting owners prior to
        development approvals, to those persons developing who have financed
        these capital facilities, services, and studies.

3.7.5.3 The Town shall not be obligated to pay for, or finance, or incur any capital
        liability for any capital facilities proposed in conjunction with the
        development of any subdivision of site plan. Agreements to ensure this
        arrangement will be required prior to Council approval of such draft plans
        of subdivision for residential uses or site plans, or rezoning of such lands
        for residential proposes.

3.7.5.4 In order to ensure that the cost of capital facilities and services (including
        the non-growth share thereof) under the jurisdiction of the Town, and the
        cost of any pre-development studies are borne fairly among all
        development benefiting therefrom, Council will implement such measures
        as are appropriate. Such measures may be imposed on benefiting
        landowners within the Town, and include without limitation, the
        following:
            i)      Front-ending agreements registered against benefitting lands.
                    Front-ending agreements may include arrangements that


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                   require the benefiting owners to assume their proportionate
                   share of the front-ender’s obligations;
            ii)    Requirements that developers make accelerated development
                   charge payments;
            iii)   Services-in-lieu of development charge agreements;
            iv)    Conditions of development approvals (including conditions of
                   approval of draft plans of subdivisions), and/or agreements
                   requiring owners of lands which will benefit from the provision
                   of such facilities, services, and studies to enter into cost-
                   sharing agreements. Such cost-sharing agreements will be
                   registered against the title to benefitting lands, will run with the
                   lands, and will be enforceable against all subsequent owners;
            v)     Conditions of development approvals (including conditions of
                   approval of draft plans of subdivision), and/or agreement
                   requiring the owners f development lands which will benefit
                   from the installation of services and facilities and/or from pre-
                   development studies to reimburse any developer of lands, who
                   front-ended the costs thereof;
            vi)    Prohibiting any lands benefitting from the facilities, services,
                   and studies provided by any developer in the Urban Area from
                   connecting into any Town services, including water, sewer,
                   and storm water facilities until such time as the benefitting
                   landowner has entered into arrangements satisfactory to the
                   Town (including, without limitation, a front-ending agreement,
                   cost sharing agreement, or direct reimbursement), to ensure
                   that developers who front-ended the costs of such facilities,
                   services, and/or pre-development studies are, or will be,
                   properly reimbursed.

3.7.5.5   The Town will ensure that the capital costs of community facilities and
          servicing infrastructure required by new development are borne by new
          development thereby ensuring that the financial impacts on existing
          taxpayers are minimized.

3.7.5.6   The Town will endeavour to ensure that the necessary growth-related
          capital infrastructure is provided in a timely manner without placing a
          burden on existing residents.

3.7.5.7   Recognizing that some capital costs cannot be funded from
          Development Charges, the Town will endeavour to plan and manage its
          finances so as to minimize the use of debenture financing for such costs.




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3.7.5.8    Where gains will be realized outside of the Town’s municipal
           boundaries, the Town may request additional funding or other
           community benefits as part of the development approvals process.

3.7.6     Annual Budget and Business Plan

3.7.6.1 On an annual basis, Town Council will assess growth related capital
        requirements and overall operating costs to ensure the Town is managed in
        a financially sustainable manner.

3.7.6.2 As part of the annual business plan and budget process, Council will
        review and approve current year operating and capital expenditures and
        receive a ten year capital forecast.

3.7.7     Capital Works Program and Multi-Year Business Plan

3.7.7.1 Prior to the commencement of any capital project, Council shall receive a
        detailed fiscal report on the operating costs of the proposed facilities or
        works.

3.7.7.2 Prior to the construction of significant municipal capital works, Council
        shall approve the capital expenditure with detailed funding sources and
        require that a multi-year budget plan be prepared to ensure the undertaking
        does not burden existing and future residents.

3.7.7.3 It is intended that the Council will prepare a capital works program in
        conformity with the proposals and policies of this Plan, in order to assess
        the immediate and long term requirements and plan the major
        expenditures within the financial resources of the Town. The program
        will be revised and updated as required.

3.7.7.4 Substantial sums of money will be required over a long period of time to
        implement the policies of this Plan. Short and long term capital and
        operating programs and budgets which are consistent with the objectives
        and policies of this Plan will be adopted and annually revised by the Town
        to determine the source of funds and establish priorities.

3.7.7.5 The Town shall prepare ten-year capital forecasts that reflect the
        objectives and policies of this Plan.

3.7.7.6 The Town will work with York Region, local school boards, and other
        service providers to coordinate ten year capital plans regarding projected
        growth, to be reviewed on a regular basis.




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4         SOCIAL SUSTAINABILITY

To be socially sustainable, a community must respond to and provide for the ever-
changing needs of both its existing and future residents. Social sustainability
must address basic needs for housing, education, health care, employment, food,
income, and security as well as promote cultural and recreational opportunities.
The Town seeks to improve the quality of life for its residents through the
provision of human services and programs which will create and foster a healthy
community. The policies of this Plan shall:

    i)    Ensure the development and provision of human services to support
          residents through coordinated effort with service providers and other
          levels of government;
    ii)   Promote the provision of social services which assist individuals to
          contribute to their own well-being and to the well-being of the community
          as a whole.
iii)      Develop and maintain safe and secure neighbourhoods;
 iv)      Ensure the timely provision of institutional uses such as schools, hospitals
          and health care facilities, as well as recreational facilities, such as
          community centres, parks, and trails;
    v)    Ensure the Town’s cultural features and rich heritage are preserved for
          future generations;
 vi)      Provide opportunities to celebrate arts and culture throughout the
          community;
vii)      Provide a range of housing opportunities in terms of dwelling types,
          densities, tenure, and cost to meet the diverse needs of people from
          various social, cultural and economic backgrounds, including persons with
          disabilities.

4.1       HUMAN SERVICES
Individual needs vary with age, income, ability, skills, background and interests.
As communities change and grow, there is additional pressure to provide for these
needs and ensure communities remain healthy and that a high quality of life is
maintained.

The provision of human services comes from several agencies including the
Province (hospitals and health care facilities), school boards (education), and the
Regional Municipality of York (transit, health and social services, housing,
ambulance and emergency medical and police services. The Town is responsible
for fire services, libraries, community facilities, parks, and recreational amenities.
In addition, human services are provided by other private sector or public-

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subsidized institutions, such as private schools, places of worship and post-
secondary educational facilities. Coordination between all human service
providers is critical.

It is the policy of the Town to:
   i) Provide human and social services within the Town’s responsibility that
      help establish a complete community where people of all ages,
      backgrounds and capabilities can meet their needs throughout the various
      stages of their lives;
   ii) Provide human services that the Town is responsible for in a cost-effective
       manner;
   iii) Provide leadership in coordinating the efforts of       other agencies
        responsible for providing human services in East Gwillimbury, including
        the Regional Municipality of York, York Regional Police, the health
        sector and school boards;
   iv) Promote and support the creation of community identity and self-reliance.
   v) Monitor development approvals in consultation with social service
      providers to ensure that growth is coordinated with the provision of social
      services, as well as associated social infrastructure needed to support such
      growth.

4.1.1     A Healthy Community
It is the policy of the Town to:

4.1.1.1    Monitor and coordinate development approvals with health care facility
           providers to ensure that growth is coordinated with the provision of
           Regional and local heath care and hospital services.
4.1.1.2    Require that development be designed in such a way as to provide for
           active transportation, including walking, cycling and transit.
4.1.1.3    The Town shall encourage and support the establishment of facilities
           that provide a comprehensive range of health care services within
           existing and new communities in locations which are readily accessible
           by public transportation.

4.1.2     Social Services
It is the policy of the Town to:

4.1.2.1    Work with the Region of York and other social service providers for
           East Gwillimbury, such as the United Way, to ensure social service
           facilities and programs are provided in a manner consistent with the
           needs of its residents.


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4.1.3     Education
Recognizing the importance of schools in community building, in keeping with
the promotion of a healthy community, and to promote and expand educational
opportunities, it is the policy of the Town to:

4.1.3.1    Work with school boards and/or private schools or institutions in
           providing and attracting new educational and skills training facilities, as
           well as a post-secondary institution to meet the various needs of present
           and future populations.
4.1.3.2    Ensure that Secondary Plans provide for appropriate school sites to
           accommodate residential growth.
4.1.3.3    Require land use patterns where 75% of residential dwelling units are
           within 400 metres of an existing or planned elementary school.
4.1.3.4    Require that, through development approvals, each school is connected
           with adjacent neighbourhoods by a network of sidewalks, bicycle and
           pedestrian paths and foot trails to promote safe and convenient access
           for school children.
4.1.3.5    Encourage the provision of joint use educational facilities which may
           accommodate the inclusion of community centre uses, public
           recreational and other institutional uses subject to the appropriate joint-
           use agreements.
4.1.3.6    Encourage schools and day nurseries to be located adjacent to parks
           which are of appropriate size and characteristics to enable, where
           appropriate, the coordinated development and use of space and facilities.

4.2       COMMUNITY SAFETY AND ACCESSIBILITY

To support crime reduction through effective use and design of built environment
and to encourage the provision of an accessible environment, it is the policy of the
Town to:

4.2.1     Require, in the development of Secondary Plans, plans of subdivision, site
          plans and the design of municipal sites and facilities, the application of
          Crime Prevention through Environmental Design (CPTED) principles.
4.2.2     Work with York Regional Police to promote and support increased police
          visibility within the Town.
4.2.3     Consider the preparation of a Community Safety Strategy.
4.2.4     Promote barrier free access for private sector buildings and facilities.
4.2.5     Incorporate appropriate accessibility measures, in accordance with the
          Ontarians with Disabilities Act and the Town’s Accessibility Standards.


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4.2.6   Incorporate appropriate accessibility measures in Secondary Plans, plans
        of subdivision, Urban Design Guidelines and site plans, in accordance
        with the Ontarians with Disabilities Act and the Town’s Accessibility
        Standards.
4.2.7   Work with the Regional Municipality of York, school boards and other
        service providers to ensure that service and transit facilities within East
        Gwillimbury are appropriately located and designed to be accessible to all
        people.

4.3     CULTURAL AND COMMUNITY FACILITIES

It is the policy of the Town to:
  i)    Provide a range and variety of recreational, cultural and community
        facilities and activities to meet the needs of existing and future residents;
 ii)    Minimize barriers to participation as they relate to age, gender, income,
        culture, transportation or physical abilities
iii)    Foster a unique sense of civic pride and local identity that reflects and
        builds upon the Town’s cultural diversity and unique amenities;
 iv)    Encourage the integration of arts, cultural and recreational facilities with
        local businesses, health and social services, schools, parks and civic
        buildings;
 v)     Encourage and support partnerships with all the providers of institutional
        and cultural services, including both public and non-profit agencies.
4.3.1   Community Facilities

To provide appropriate community facilities, including libraries, community
centres, and other recreational facilities, to meet the social, recreational and
cultural needs of its residents, it is the policy of the Town to:
  i)    Provide community centres and other recreational facilities in appropriate
        locations to satisfy the demand of existing and future residents;
 ii)    Establish a phasing strategy to ensure community facilities are provided in
        a fiscally responsible manner;
iii)    Ensure adequate library services are provided to Town residents;
 iv)    Provide indoor and outdoor recreational facilities and programs to meet
        the needs of all residents to ensure physical, creative, social and
        intellectual opportunities in accordance with the Town’s Parks, Recreation
        and Culture Strategic Master Plan
 v)     Encourage library uses to be incorporated into multi-functional building
        complexes such as retail plazas or community recreation centres; or to be
        located in proximity to other compatible Institutional or Community Uses


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        so as to optimize municipal investments, share parking, conserve energy,
        and provide library services that are accessible and convenient.

4.3.2   Parks, and Leisure Services
The Town’s Parks and Open Space system consists of natural heritage features
and recreational open space features. To promote and enhance the numerous
opportunities for recreational and environmental activities, as well as providing
neighbourhood and active transportation connections, it is the policy of the Town
to:
   i) Establish a system of parks and recreation facilities that accommodate a
      wide array of recreation, leisure, cultural and environmentally focused
      opportunities catering to persons of varying social, economic, physical and
      cultural backgrounds;
   ii) Establish a hierarchy for municipal parks that responds to public needs
       and can adapt to changes in those needs and preferences in the future;
   iii) Encourage the conservation and incorporation of significant natural
        heritage features into the recreational open space system, where
        appropriate.
   iv) Provide recreational facilities within public parkland which respond to the
       needs of existing and future residents, as identified by the Parks,
       Recreation and Culture Master Plan.
   v) Explore opportunities with the school boards for the shared use of
      buildings, sports fields and parking facilities, where feasible.
   vi) Develop strategies and policies to plan and provide for a centrally located
       multi-use community centre site designed to accommodate various
       recreational facilities which may include such things as playfields, indoor
       activity space, community halls and arenas. The location of Town’s
       central park facility is shown schematically on Schedule A but shall be
       determined through future study, but should generally be located in a
       central location with access to transportation, transit, pedestrian and
       bicycle paths.
   vii) Ensure, through development approvals for any phase of the Town’s
        growth, that parks, recreational and community facilities are provided by
        development, in accordance with this Plan and the approved Parks,
        Recreation and Culture Master Plan.
4.3.3   Trails, Natural Open Space and Community Linkages

It is the policy of the Town to:
  i)    Provide an integrated and continuous parks and open space system for
        active and passive recreational and leisure pursuits, as well as functional
        uses including walking, cycling and access to public transit;

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  ii)   Encourage an integrated system of mobility corridors, such as pedestrian
        walkways and cycling paths in the community, and design and construct
        such facilities in an environmentally sensitive manner.
 iii)   Undertake the development of a Trails and Active Transportation Master
        Plan to articulate key trail development priorities and policies to
        effectively guide trail-related decision-making.
 iv)    Design trails to be multi-use and multi-seasonal facilities that provide a
        range of opportunities.
  v)    Provide a variety of trail types (eg. nature trails, soft surface, hard surface,
        on-road, boulevard, etc.) throughout the Town providing multiple options
        for trail users.
 vi)    Ensure that Secondary Plans and the design of future development
        accommodate trail networks and active transportation systems that provide
        links to parks, open space and transit facilities.
vii)    Ensure that adequate land is acquired to provide for trailhead parking, as
        appropriate.
viii)   Locate trails adjacent to the Natural Heritage System, where appropriate,
        in accordance with the Town's Parks, Recreation and Culture Master Plan;
        a Town-adopted Trails Master Plan, and in co-operation with the Region
        of York, adjacent municipalities and other agencies.
 ix)    Utilize abandoned railway lines, unopened municipal road allowances,
        easements and other means to establish the trails network.
  x)    As part of detailed engineering design, ensure that, wherever possible,
        bicycle lanes are provided in the construction or reconstruction of roads
        and bridges.
4.3.4   Places of Worship
Historically, the local community church has typically formed an integral part of
any established neighbourhood. The form and location of Places of Worship are
changing as a reflection of increasingly diverse religious communities in the
Greater Toronto Area. Places of Worship are increasingly providing social and
community related services and, as a result, facilities are becoming larger. The
community church has evolved and in addition to providing a meeting place for
Sunday worship, places of worship now provide an important gathering spot for
other community events, community meeting space, after-school programs and
other non-municipal programming through Scouts, Cubs, Girl Guides and other
community groups.

Traditional community development designs have not provided for or considered
the accommodation of lands required for a local community churches or Places of
Worship.     Recent trends indicate that these types of uses tend to locate in
employment areas and other locations well removed from the residential

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communities they serve. Also, in response to diverse religious needs, there is a
growing demand to locate Places of Worship outside of Settlement Areas in rural
countryside locations. The complete and sustainable community objectives
outlined in this Plan recognize the significance of Places of Worship and the need
to promote the availability of appropriate sites in a manner that results in greater
social and community benefits.

It is the policy of this Plan to:
    i) Work with faith communities to facilitate the development of Places of
       Worship;
    ii) Establish and implement a Site Reservation Policy for Places of Worship,
        to assist worship groups in the identification and acquisition of appropriate
        Place of Worship sites within new neighbourhoods as part of the
        Secondary Plan process;
    iii) Implement policies to distinguish between Community-scale Place of
         Worship and Regional-scale Place of Worship to ensure that proposals for
         Regional-scale Places of Worship and auxiliary uses receive the necessary
         planning approvals;
    iv) Develop and maintain an inventory of all Place of Worship sites in East
        Gwillimbury and make available to the public and, in particular, faith
        groups seeking sites.

More detailed site specific requirements and permitted uses are outlined in
Section 5.9.8.

4.4     HERITAGE CONSERVATION
“It is well known that facts which are not recorded soon are forgotten. Thus,
from the beginning of time, man has undertaken, by one method or another, to
record the knowledge he has gained for the benefit of future generations. Since
the past is but a reflection of the future, it is not wise to lose our historical facts;
they may provide guidelines for the years ahead.”
                                    Gladys Rolling (first mayor of the Town of East Gwillimbury)

The purpose of Cultural Heritage policies is to provide the framework and
mechanisms whereby the Town may ensure the preservation of its history. These
policies will help to promote and protect the history and heritage of East
Gwillimbury in coordination with the comprehensive planning needs and
requirements of the Town.

Heritage Conservation policies are designed to permit the identification,
management and protection of heritage resources and other heritage matters in the
Town. The preservation of heritage resources provides a link to the past and a
foundation for planning the future. Protecting and promoting our heritage will


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assist in maintaining and enhancing the identity and character of East
Gwillimbury.

Heritage resources may include structures, sites, environments, artifacts and
traditions which are of historical, architectural, archaeological, cultural and
contextual value or significance.

It is the policy of this Plan to:
    i) Conserve the cultural heritage resources of the Town for the appreciation
       and enjoyment of existing and future generations;
    ii) Preserve, restore and rehabilitate structures, buildings or sites deemed by
        Council to have significant historic, archaeological, architectural or
        cultural significance and, preserve cultural heritage landscapes, including
        significant public views, where feasible;
    iii) Promote public awareness and appreciation of East Gwillimbury’s
         heritage and involve the public in heritage resource decisions affecting the
         Town;
    iv) Provide an electronic venue for the preservation of information and
        historic facts.

4.4.1   Heritage Advisory Committees
The Town may establish a municipal heritage committee pursuant to the Ontario
Heritage Act. If established, Council shall consult with the heritage advisory
committee prior to designating individual heritage properties or specific areas
under the Ontario Heritage Act, as amended.

A heritage advisory committee shall:
       (a)    Advise and assist Council on measures to conserve listed heritage
              properties;
       (b)    Assist Council on matters relating to the conservation of buildings
              and heritage conservation districts;
       (c)    Advise Council on alterations to designated heritage buildings or
              properties and areas;
       (d)    Advise Council on heritage matters referred to the committee; and,
       (e)    Promote, through public education programs, heritage conservation
              within East Gwillimbury.

4.4.2   Built Heritage
Built heritage is the most recognizable and readily identifiable type of heritage
resource. To date, the Town has approximately 390 properties which have been
designated or identified as having historical significance.



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Built heritage resources refer to one or more significant buildings, structures,
monuments, installations, or remains associated with architectural, cultural,
social, political, economic or military history, and identified as being important to
the community. Ancillary and accessory structures and the immediate environs
including road, vegetation, and landscape that are an integral part of the main
building or of significant contextual value or interest should be provided with the
same attention and protection. Retention, integration and adaptive reuse of
heritage resources are the overriding objectives in heritage planning while
insensitive alteration, removal and demolition are to be avoided.

4.4.2.1   The Town shall compile a Register of Cultural Heritage Resources
          which includes designated heritage resources and may also include those
          listed as being of significant cultural heritage value or interest including
          built heritage resources, cultural heritage landscapes, heritage
          conservation districts, areas with cultural heritage character and heritage
          cemeteries.

4.4.2.2   The Register shall contain documentation for these resources including
          legal description, owner information, and description of the heritage
          attributes for each designated and listed heritage resource. The Register
          shall be updated regularly and readily accessible to the public to ensure
          effective protection and to maintain its currency.

4.4.2.3   Heritage resources identified through this inventory and study process,
          in consultation with the heritage advisory committee,, may be
          designated in accordance with the Ontario Heritage Act to help ensure
          effective protection, maintenance, conservation and restoration;

4.4.2.4   Evaluation Criteria for assessing the heritage significance of Cultural
          Heritage Resources shall be developed by the Town in consultation with
          the heritage advisory committee,. Heritage significance refers to the
          aesthetic, historic, scientific, cultural, social or spiritual importance or
          significance of a resource for past, present or future generations. The
          significance of a cultural heritage resource is embodied in its heritage
          attributes and other character defining elements including: materials,
          forms, location, spatial configurations, uses and cultural associations or
          meanings. The identification and evaluation of Cultural Heritage
          Resources will be based on the Ontario Heritage Act and will include
          one or more of the following core values:
                Aesthetic, Design or Physical Value;
                Historical or Associative Value; and/or,
                Contextual Value.

4.4.2.5   Heritage resources will be protected and conserved in accordance with
          best available cultural resource management protocols including, but not

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          limited to the Standards and Guidelines for the Conservation of Historic
          Places in Canada and the Ministry of Culture’s Eight Guiding Principles
          in the Conservation of Built Heritage Properties.

4.4.2.6   Development applications in areas where buildings and sites are listed as
          worthy of conservation under the Ontario Heritage Act shall be
          circulated to the heritage advisory committee for review and comment.

4.4.2.7   The Town may request the owner of any property listed as worthy of
          conservation to consent to designation under the Ontario Heritage Act as
          a condition of official plan amendment, rezoning, or Site Plan Approval.

4.4.2.8   Where development or redevelopment takes place, the Town may
          require developers, through subdivision and/or site plan agreements, to
          incorporate listed heritage buildings or sites.

4.4.2.9   A Heritage Impact Assessment, prepared by a qualified heritage
          conservation professional, shall be required for any development
          proposal, including a Secondary Plan that has the potential to impact a
          cultural heritage resource to demonstrate that its heritage attributes are
          not adversely affected. The scope of the Heritage Impact Assessment
          Mitigation measures and/or alternative development approaches shall be
          required as part of the approval conditions to ameliorate any potential
          adverse impacts that may be caused to the cultural heritage resource and
          its heritage attributes.

4.4.2.10 A Heritage Impact Assessment may be required for any proposed
         alteration work or development activities involving or adjacent to
         heritage resources to ensure that there will be no adverse impacts caused
         to the resources and their heritage attributes. Mitigation measures shall
         be imposed as a condition of approval of such applications.

4.4.2.11 All options for on-site retention of designated heritage properties shall
         be exhausted prior to consideration being given to relocation. The
         following alternatives shall be given due consideration in order of
         priority:
           i) on-site retention in the original use and integration with the
                surrounding or new development;
           ii) on-site retention in an adaptive re-use;
           iii) relocation to another site within the same development; and
           iv) relocation to another sympathetic site within the Town.

4.4.2.12 Site plan control will be utilized by the Town to ensure that conceptual
         design and massing of development or redevelopment projects are
         compatible with adjacent listed heritage buildings and/or sites.

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4.4.2.13 When a building permit is proposed or requested for a building listed as
         worthy of conservation under the Ontario Heritage Act, the Town shall
         encourage the applicant to make only those changes which are
         sympathetic to the architectural heritage of the building.

4.4.2.14 In the event that demolition, salvage, dismantling or relocation is
         inevitable, thorough documentation of the heritage resources shall be
         undertaken. The information shall be made available to the Town for
         archival purposes.

4.4.2.15 The Town will investigate the feasibility of establishing one or more
         heritage subdivisions in the municipality for accommodating relocated
         heritage homes and/or resources.

4.4.2.16 Minimum standards for the maintenance of the heritage attributes of
         designated heritage properties shall be established and enforced.

4.4.2.17 When senior governments offer programs which may assist property
         owners of heritage buildings to maintain, renovate or restore heritage
         buildings, the Town shall co-operate in implementing such programs to
         the extent practical for the Municipality. Every endeavour shall be made
         to facilitate the maintenance and conservation of designated heritage
         properties including making available grants, loans and other incentives
         as provided for under the Ontario Heritage Act and municipal sources.

4.4.2.18 That the Town shall manage Town-owned heritage properties in a
         manner sympathetic to the architectural and historical aspects of those
         properties.

4.4.2.19 When considering transportation improvements which affect heritage
         areas and properties, the Town will require such improvements in a
         manner which will not detract from the aesthetic values of the area and
         properties. Furthermore, the Town may require that the owner make
         improvements which enhance the historic environment. This may
         include landscaping of public parking lots, appropriate street lighting,
         opportunities for tree planting within rights-of-way and appropriate
         sidewalk widths.

4.4.2.20 Where a listed heritage property is adjacent to a road under the
         jurisdiction of the Regional Municipality of York or the Province of
         Ontario, the Town shall request that, in the construction of roads and the
         carrying out of other necessary road improvements including
         realignment or road widening, those government bodies will not
         adversely impact heritage buildings or areas. The Town shall discourage

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           the conveyance of land to those bodies for road widening where such
           conveyance would eventually result in the demolition of listed heritage
           buildings.

4.4.2.21 That the Town shall ensure that care is taken to preserve mature trees
         and other vegetation amenities such as landmark trees and hedgerows in
         heritage areas or adjacent to heritage properties. The preservation of
         trees along roads shall be encouraged by the Town, except where public
         health and safety may be at risk. A tree planting program for heritage
         areas will be established and trees removed due to disease will be
         replaced as soon as possible after their removal.

4.4.2.22 That the Town shall encourage the Conservation Authority to manage
         properties which it owns or affects in a manner which would preserve
         those heritage resources. The Town shall also request the Conservation
         Authority, when dealing with heritage properties in the floodplain, to
         impose only those flood-proofing measures which do not detract from
         the heritage aesthetics of the property.

4.4.3     Heritage Conservation Districts
It is the intent of the Town to define areas in the Municipality which will be
studied for future designation as possible Heritage Conservation Districts. Where
a By-law has been passed under the Ontario Heritage Act, any person wishing to
develop or redevelop a designated property shall be subject to the relevant
provisions of the Ontario Heritage Act.

A Heritage Conservation District is the most common type of cultural heritage
landscape. Designation of such districts enables the protection of the district
while permitting compatible new development. Elements and features which give
the District its distinctive character should be preserved.

4.4.3.1    Prior to designating an area as a Heritage Conservation District, the
           Town shall undertake a study to:
             i) Assess the feasibility of establishing a Heritage Conservation
                  District;
             ii) Examine the character, appearance and cultural heritage
                  significance of the Study area including natural heritage features,
                  vistas, contextual elements, buildings, structures and other property
                  features to determine if the area should be preserved as a heritage
                  conservation district;
             iii) Recommend the geographic boundaries of the area to be
                  designated and the objectives of the designation;
             iv) Recommend the content of the Heritage Conservation District
                  Plan;


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            v) Recommend necessary changes required to the Town’s Official
                Plan, and any by-laws including zoning by-laws; and,
            vi) Share information with residents, landowners and the public at
                large, as to the intent and scope of the study.

4.4.3.2   During the study period, which can last up to one year, alteration works
          on properties within the Heritage Conservation District study area
          including erection, demolition or removal may be prohibited.
4.4.3.3   Properties already designated under Part IV of the Ontario Heritage Act
          may be included as part of the Heritage Conservation District to ensure
          comprehensiveness of the District.
4.4.3.4   Properties in a Heritage Conservation District may also be designated
          under Part IV of the Ontario Heritage Act to ensure consistent and
          effective protection.
4.4.3.5   A Heritage Conservation District Plan shall be prepared for each
          designated district and include:
            i) A statement of the objectives of the Heritage Conservation
                 District;
            ii) A statement explaining the cultural heritage value or interest of the
                 Heritage Conservation District;
            iii) Description of the heritage attributes of the Heritage Conservation
                 District and of the properties in the district;
            iv) Policy statements, guidelines and procedures for achieving the
                 stated objectives and for managing change in the Heritage
                 Conservation District; and,
            v) A description of the types of minor alterations that may be allowed
                 without the need for obtaining a permit from the Town.

4.4.3.6   An advisory committee shall be established for each Heritage
          Conservation District to advise the Town on matters pertaining to it.
4.4.3.7   Minimum standards for the maintenance of the heritage attributes of
          property situated in a Heritage Conservation District shall be established
          and enforced.
4.4.3.8   Any private and public works proposed within or adjacent to a
          designated District shall respect and complement the identified heritage
          character of the District as described in the Plan.
4.4.3.9   When a Heritage Conservation District By-law is in effect, public works
          within the District shall not be contrary to the objectives set out in the
          District Plan. Further, no by-law shall be passed that is contrary to the
          objectives set out in the District Plan. In these respects, the District Plan
          shall prevail.



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4.4.3.10 A Permit is required for all alteration works for properties located in the
         designated Heritage Conservation District. The exceptions are interior
         works and minor changes that are specified in the Plan.
4.4.3.11 The permit application shall include a Heritage Impact Assessment and
         provide such information as specified by the Town.
4.4.3.12 In reviewing permit applications, the Town shall be guided by the
         applicable Heritage Conservation District Plan and the following
         guiding principles:
           i) Heritage buildings, cultural landscapes and archaeological sites
                including their environs should be protected from any adverse
                effects of the proposed alterations, works or development;
           ii) Original building fabric and architectural features should be
                retained and repaired;
           iii) New additions and features should generally be no higher than the
                existing building and wherever possible be placed to the rear of the
                building or set-back substantially from the principal façade; and,
           iv) New construction and/or infilling should fit harmoniously with the
                immediate physical context and streetscape and be consistent with
                the existing heritage architecture by among other things: being
                generally of the same height, width, mass, bulk and disposition; of
                similar setback; of like materials and colours; and using similarly
                proportioned windows, doors and roof shape.

4.4.3.13 Council may delegate to Town staff the power to grant permits for
         certain classes of alterations to be made to properties in a designated
         Heritage Conservation District.
4.4.3.14 Development proposed adjacent to a designated Heritage Conservation
         District shall be scrutinized to ensure that they are compatible in
         character, scale and use. A Heritage Impact Assessment may be required
         for such proposals.

4.4.4   Cultural Heritage Landscape
A Cultural Heritage Landscape refers to a defined geographical area which has
been modified and characterized by human activity. It usually involves a
grouping of features that are both man-made and natural. Collectively, they
create unique cultural heritage that is valued not only for their historical,
architectural or contextual significance but also, their contribution to the
understanding of the forces that have shaped and may continue to shape the
community including social, economic, political and environmental. Examples of
cultural heritage landscape include heritage conservation districts designated
under the Ontario Heritage Act, villages, parks, gardens, cemeteries, main streets,
neighbourhoods, valley and watercourses, lakes, woodlands, wetlands,
hedgerows, scenic vistas.

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4.4.4.1    The Town shall identify and maintain an inventory of cultural heritage
           landscapes as part of the Town’s Register of Cultural Heritage
           Resources to ensure that they are accorded with the same attention and
           protection as the other types of cultural heritage resources.

4.4.4.2    Significant cultural heritage landscapes may be designated under either
           Part IV or Part V of the Ontario Heritage Act, or established as Areas of
           Cultural Heritage Character as appropriate.

4.4.4.3    Owing to the spatial characteristics of some cultural heritage landscapes
           that they may span across several geographical and political
           jurisdictions, the Town shall cooperate with neighbouring
           municipalities, other levels of government, conservation authorities and
           the private sector in managing and conserving these resources.

4.4.5     Areas of Cultural Heritage Character
There are areas and landscapes of special cultural heritage value that, although
may not be appropriate for designation under the Ontario Heritage Act, merit
special conservation efforts.

4.4.5.1    Areas with Cultural Heritage Character shall be established through
           Secondary Plans, Comprehensive Block Plans or the Zoning By-Law.
4.4.5.2    Land use and development design guidelines shall be prepared for each
           zoned area to ensure that the heritage conservation objectives are met.
4.4.5.3    Cultural Heritage Character Area Impact Assessment shall be required
           for any development, redevelopment and alteration works proposed
           within the area.

4.4.6     Heritage Cemeteries
Cemeteries are by their nature especially sensitive and important heritage
resources. Many of them possess historical, spiritual, architectural and aesthetic
values. They are an important part of the Town’s history, accommodating some of
East Gwillimbury’s earliest settlers. Rare and important trees and plant species
are often found in cemeteries.

4.4.6.1    All cemeteries of cultural heritage significance shall be designated under
           Part IV or V of the Ontario Heritage Act, including vegetation and
           landscape of historic, aesthetic and contextual values to ensure effective
           protection and preservation.
4.4.6.2    The Town shall restore and maintain all Town-owned heritage
           cemeteries and encourage owners of private heritage cemeteries to
           maintain and improve their properties.


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4.4.6.3    Standards and design guidelines for heritage cemetery preservation shall
           be developed including the design of appropriate fencing, signage and
           commemorative plaquing.
4.4.6.4    The heritage integrity of cemeteries shall be given careful consideration
           at all times. Impacts and encroachments shall be assessed and mitigated
           and relocation of human remains shall be avoided.
4.4.6.5    Archaeological and Heritage Impact Assessments, prepared by qualified
           heritage conservation professionals, shall be required for land use
           planning activities and development proposals on lands adjacent to
           cemeteries. Appropriate mitigation measures may include permanent
           “no disturbance” buffer zones, appropriate fencing and/or alternative
           development approaches, as well as temporary protection measures
           during construction and other activities, as part of the approval
           conditions to ameliorate any potential adverse impacts that may be
           caused.

4.4.7     Archaeological Resources
Archaeology is the study of the physical remains of prehistoric and early historic
activities or events. Archaeological sites are defined as locations or places,
including land and marine, where the remains of past human activity are found.
These physical remains, or archaeological resources, are usually hidden from
view and may occur on or below the surface of the land and under water.
Archaeological resources may include items such as tools, weapons, building
materials, art objects and human or animal remains. The Town should identify
and preserve significant archaeological areas.

4.4.7.1    The Town shall cooperate with the Provincial Government to identify
           and designate Archaeological Sites in accordance with the Ontario
           Heritage Act.
4.4.7.2    The Town shall adhere to the provisions of the Cemeteries Act as it
           pertains to archaeological resources.
4.4.7.3    The Town shall, in consultation with the Provincial Government, keep
           confidential the existence and location of archaeological sites to protect
           against vandalism, disturbance and the inappropriate removal of
           resources.
4.4.7.4    All archaeological resources found within the Town shall be reported to
           the Province.
4.4.7.5    An Archaeological Master Plan may be prepared to identify and map
           known archaeological sites, and areas of archaeological potential and
           establish policies and measures to protect them. Every endeavour shall
           be made to leave archaeological sites undisturbed.



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4.4.7.6   If development or alteration work is proposed on an archaeological site
          or a site identified as having archaeological potential, an archaeological
          assessment, prepared by a qualified and licensed archaeologist, shall be
          required as part of the approval conditions for development applications.
          The assessment shall be provided by the development proponent and
          carried out by a licensed archaeologist.
4.4.7.7   All archaeological assessment reports shall be approved by the Province
          and copy of the assessment report shall also be provided to the Town for
          comment to ensure that the scope is adequate and consistent with the
          conservation objectives of the municipality.          Access to these
          archaeological assessment reports submitted to the Town shall be
          restricted in order to protect site locations in accordance with the
          Ontario Heritage Act.
4.4.7.8   Archaeological resources identified in the archaeological assessment
          shall be documented, protected, salvaged, conserved, and integrated into
          new development as appropriate.
4.4.7.9   If warranted, the Town shall regulate the removal of archaeological
          resources from an archaeological site in accordance with the Ontario
          Heritage Act, and the requirements of the Province and the municipality.
4.4.7.10 Proper archaeological methods and techniques shall be used in the
         survey and excavation of archaeological sites and in the treatment,
         disposition, maintenance and storage of archaeological resources.
4.4.7.11 Contingency plan shall be prepared for emergency situation to protect
         archaeological resources on accidental discoveries or under imminent
         threats.

4.5    Civic Square
The area surrounding the Civic Centre and municipal office within the
Community of Sharon presents a unique opportunity to encourage the
development of a variety of institutional, mixed uses, and community services.

The policies of this Plan shall:
   i) Establish the Town’s Civic Square as a vibrant community focal point and
        vibrant central gathering place for residents;
   ii) Consider directing a variety of pedestrian-friendly public facilities to the
        Civic Square, including, but not limited to: post offices, libraries or
        medical facilities;
   iii) Encourage the development of a mix of uses to enhance the character of
        the Civic Square;
   iv) Encourage aesthetically pleasing and pedestrian-oriented development
        within the Civic Square.


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4.5.1.1    Future cultural, recreational and government facilities should be
           considered within the Civic Square District.
4.5.1.2    Limited service commercial uses serving the patrons and employees of
           the Civic Square should be permitted. Development parameters, such as
           use, scale, mix and densities will be identified to help to define the area.
4.5.1.3    Development surrounding the Civic Square should reinforce and support
           the Civic Square District, in order to enhance the vitality of the area.
4.5.1.4    The Town shall work with appropriate stakeholders to develop a
           comprehensive and integrated urban design plan for the long term
           development of the Civic Square and secure funding through
           government and non-government sources to ensure the implementation
           and development of the Civic Square.

4.6       HOUSING

The provision of opportunities in the Town for the creation of housing which is
affordable, accessible, adequate and appropriate to provide for the full range of
present and expected households is essential for the well-being of residents. While
social housing services and programs are provided by the Region of York, the
policies of this Section, together with the other policies of this Plan intended to
assist in the achievement of the following goals.

The policies of this Plan shall:
      i) Achieve a mix of housing types, densities, sizes and tenure to meet the
         existing and projected demographic and housing market requirements of
         current and future residents of the Town;
      ii) Require the availability of housing for all income groups, including those
          with special needs;
      iii) Conserve land resources by optimizing opportunities for infill,
           intensification, revitalization and mix of uses;
      iv) Encourage all forms of residential intensification, particularly within the
          built boundary, where there is sufficient existing or planned infrastructure.

4.6.1     The Town shall provide a sufficient supply of designated lands for
          residential purposes, including consideration for residential intensification
          and redevelopment and, if necessary, lands which are designated and
          available for residential development, so that at least a ten year supply of
          residential land is maintained at all times.
4.6.2     Provide at least a three year supply of residential units available through
          lands suitably zoned to facilitate residential intensification and
          redevelopment and land in draft approved and/or registered plans of
          subdivision which is to be maintained at all times.

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4.6.3   Provide an adequate supply of serviced lands for residential development
        at various locations within the Urban Area of the Town.
4.6.4   Direct new housing toward locations where appropriate levels of
        infrastructure and public service facilities are or will be available to
        support current and projected needs.
4.6.5   Adopt policies and development standards for new residential
        development so that alteration to create additional units in new building
        stock can take place in the future as needed.
4.6.6   Establish and implement minimum targets for the provision of a range of
        densities and forms of housing affordable to all households, including low
        and moderate income households.
4.6.7   Establish development standards for residential intensification,
        redevelopment and new residential development which:
          i) minimizes the cost of housing;
          ii) facilitates compact form;
          iii) maintains appropriate levels of public health and safety; and,
          iv) provides a diverse housing stock in terms of type, tenure, density and
               cost.
4.6.8   Permit and facilitate all forms of housing required to meet the social and
        well-being requirements of current and future residents, including special
        needs requirements.
4.6.9   Where appropriate and within the financial capabilities of the Town,
        assistance may be provided to encourage the production of affordable
        housing either by the Town itself or in combination with upper tier and
        other government programs and initiatives or incentives, such as fees and
        property tax exemptions or assistance to non-profit cooperative housing
        providers.
4.6.10 Within the applicable residential land use designations under Section 5 of
       this Plan, accessory apartment units shall be permitted as of right within
       all single and semi-detached forms of housing, subject to the Town’s
       Accessory Apartment Registry System.
4.6.11 The policies under Section 5 of this Plan shall ensure that all Secondary
       Plan Areas supply a range and diversity of housing types designed to meet
       the needs of all age groups and income levels. Such housing diversity
       shall include the provision of single-storey bungalow designs in the single
       detached, semi-detached and townhouse form.




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5      URBAN PLANNING AREA & GROWTH MANAGEMENT

 Within the 2031 planning horizon of this Plan, the Town
                                                                  This section of the Plan is structured into
is forecasted to grow to approximately 88,000 people and
                                                                  the following sub-sections:
31,800-44,000 jobs. The Urban Area is planned to
accommodate the majority of the Town’s future growth to
                                                                      1. Forecasting Growth
2051, where the areas within the Settlement Area
                                                                      2. Growth Management
Boundary will accommodate the growth anticipated to
                                                                      3. Phasing of Growth
2031. The structural elements that guide planning
                                                                      4. Intensification
decisions (Community and Employment Policy Areas,
                                                                      5. General Planning Framework and
Centres and Corridors) are shown on Schedule A.
                                                                         Policies for Urban Areas
                                                                      6. Land Use Policies.
To plan for this growth and to ensure the Town becomes a
complete community that achieves the sustainability
objectives of this Plan, a comprehensive planning framework and growth
management approach is required. The following objectives are critical to
realizing sustainability in the Urban Area, and should be considered by the Town
when implementing this Section:
      i) Manage growth through effective phasing policies to help establish the
         Town’s long term urban structure;
     ii) Enhance quality of life by promoting a mix of uses and providing
         opportunities within the Town to live, work, play and learn;
     iii) Focus the most intense built form and activity in centres and corridors to
          promote transit-supportive densities and a healthy mix of residential and
          employment uses;
     iv) Facilitate balanced growth by ensuring employment and other non-
         residential uses are provided concurrently with residential growth;
      v) Designate and protect lands for long term employment uses along strategic
         corridors to establish businesses and services closer to homes;
     vi) Support everyday needs by providing retail and commercial uses in
         neighbourhoods in addition to the continued function of the Town’s main
         street areas;
    vii) Encourage excellence in the design of the built environment through urban
         design policies and guidelines;
    viii) Promote sustainable forms of growth by requiring that development
          proponents provide sustainability assessments that address the
          sustainability policies and objectives of the Plan including the application
          of the Town’s Sustainable Development Evaluation System (SDES).




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5.1 FORECASTING GROWTH
The population and employment forecasts contained in this Plan are intended to
be used as guidelines for growth in the Town. The forecasts are used to designate
settlement area and land use boundaries, to determine future transportation
requirements, to calculate sewer and water capacity needs, and to estimate the
need for community facilities and services delivered by the Town.

In preparing the forecasts, consideration was given to the Growth Plan for the
Greater Golden Horseshoe, the York Region Official Plan and Regional Growth
Management Exercise - Planning for Tomorrow. These considerations formed the
basis of the Town’s consultation and input into York Region’s growth modeling
and forecasts, which in turn serve as the basis for the growth forecasts contained
in this Plan.

The policies of this Section and Tables 5.1 and 5.2 provide the allocation of
growth to East Gwillimbury up to the year 2031 under the Growth Plan for the
Greater Golden Horseshoe. The 2051 forecasts are an estimate only of the full
build-out potential of the Urban Areas, and are intended to guide the size and
delivery of infrastructure.

5.1.1   Growth in the Town shall be planned in accordance with Tables 5.1 and
        5.2
                      Table 5.1 Population Growth Forecast

 Community Plan/           2009            2018           2031       2051
  Growth Area            Population      Population     Population Population

Urban Area                 13,530           36,900        76,100        138,000
Mount Albert                3,400            5,900        5,900          6,000
Rural Area                  6,000            6,000        6,000          6,000
Total                      23,000           49,000        88,000        150,000

                     Table 5.2 Employment Growth Forecast

 Community Plan/                                           2031-36
                          2009 Jobs        2018 Jobs                   2051 Jobs
  Growth Area                                               Jobs

Urban Area                   3,470           11,270         39,620       69,750
Mount Albert                  530             1,230          1,230        1,250
Rural Area                   3,000            2,500          3,150        4,000
Total                        7,000           15,000         44,000       75,000



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5.1.2   While the population and employment growth forecasts are only estimates,
        they should be used as the basis for all Master Plans and Environmental
        Assessments that occur in the Town. All work undertaken by the Town
        and others with respect to the installation of roads, servicing infrastructure
        and any other public infrastructure shall consider and contribute to the
        2051 urban structure shown in Figure A.

5.1.3   The Town will work with the Region to monitor growth and associated
        forecasts and ensure that the policies within this Plan are updated to
        accommodate forecasted growth.

5.2     GROWTH MANAGEMENT
The Growth Management approach for the Urban
Areas sets out a general land use structure to
direct growth by identifying Employment and
Community Policy Areas, and establishing a
network of Centres and Corridors. By
establishing these policy areas, strategic areas that
provide opportunities for employment and transit-
supportive built form will be protected to ensure
opportunities exist for East Gwillimbury to grow
into a well planned city over the long term. The
general land use structure is implemented through
the preparation of Secondary and Block Plans,
and ultimately through the approval of
development applications under the Planning Act.

Within this structure, a Settlement Area Boundary has been delineated to
accommodate the Town’s growth needs within the Planning Horizon of this Plan.
In Urban Areas, the Settlement Area Boundary shown on Schedule A serves to
distinguish between areas intended for urban development within the timeframe
Planning Horizon of this Plan, and those other areas that will be required for the
long-term growth needs of the Town.

The Growth Management principles outlined below provide the Town’s direction
on key growth issues to ensure that development that is well designed and
managed.

Environmental Sustainability
The Town will endeavour to minimize its ecological footprint through sustainable
development practices and protection of the Natural Heritage System, which is
addressed in more detail in Section 2 of this Plan. Prior to growth occurring
within the Urban Area, The Town shall identify, protect, and where appropriate,


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recommend the enhancement of features within the Natural Heritage System. The
Town shall also identify and seek to minimize the environmental impact of
development by encouraging innovative development practices.

Sustainability and Innovation in the Planning Process
The Town will assess whether growth contributes to the creation of a sustainable
community by requiring that sustainability be addressed in the submission of
complete applications under the Planning Act. Sections 2, 3, and 4 of this Plan
provide the policies that outline the Town’s approach to sustainability. The
Sustainability Evaluation System (attached as Appendix 3) provide criteria that
should be used when interpreting the achievement of the sustainability policies of
this Plan. In the Urban Area, Secondary Plans and Block Plans and implementing
development applications should demonstrate how they conform to and
implement the sustainability policies of this Plan through the completion of a
Sustainable Development Evaluation that addresses the achievement of the
criteria in the Town’s Sustainability Guidelines.

Balancing Residential and Employment Growth
Providing employment opportunities concurrent with residential growth is critical
to the Town’s vision of a complete community. For every residential dwelling
unit, an appropriate amount of employment will be provided. By linking
residential growth to employment growth, the Town will grow in a balanced and
financially sustainable manner.

To reduce reliance on the automobile for daily commutes to work, jobs should be
provided close to where people live and in locations that maximize Provincial and
Regional infrastructure investments in the Town. Strategic areas for employment
growth are along the future rapid transit along Yonge Street/Green Lane
connecting to the GO station at 2nd Concession, the Highway 404 extension, and
the future east-west Highway 400-404 Link.

A General Land Use Framework for Urban Areas
Two general land use policy areas, Community and Employment Areas, provide
the overarching land use direction for the preparation of Secondary Plans in the
Urban Area. Secondary Plans will provide detailed land use schedules and
policies that conform to the overarching general land use policies of this Plan.

Within Employment Areas, land is designated for clusters of business and
economic uses including manufacturing, warehousing, office, and ancillary uses.
It is the position of the Town that the Employment Policy Areas shown on Figure
A, and the Employment Areas designated on Schedule A are respectively required
to meet the long term and planning horizon employment needs of the Town.

The protection of Employment Areas over the long term is essential to ensuring
the economic competitiveness of East Gwillimbury. To accomplish this, areas of

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employment must be identified as distinct from other areas. This will be
accomplished by providing policies that protect these areas from conversion to,
and encroachment of other uses.

Within Community Areas, land is designated for people to live, shop, work in
population related employment jobs, and obtain essential services, including
residential, retail commercial, office and institutional.

Focusing Urban Uses in Centres and Corridors
Centres and corridors are planned to accommodate the highest residential
densities, concentration of office, service commercial, population-related
employment and institutional uses, and the highest intensity of built form in the
Urban Area. The development of these lands at higher densities and with a greater
mix of uses than in other areas of the Town is essential to the extension and
support of higher-order transit to the municipality. Centres and Corridors are
identified in locations that support future transit along arterial roads. Built form in
these areas will have a high quality of urban design in order to create an attractive
streetscape for the municipality on the main thoroughfares.

Coordinating Growth through Secondary and Block Plans
Growth within the Urban Area is to occur in a coordinated manner that is well
planned, properly phased and provides for connections and consideration of
adjacent land uses. To accomplish this, the Urban Area is divided into Secondary
Plan Areas based on logical boundaries for the preparation of more detailed
Secondary Plans. Within the Urban Area, a Secondary Plan and implementing
Block Plan shall be approved by Council prior to the approval of implementing
development applications in accordance with Section 8.5.

Secondary Plans implement this Plan by establishing the structural elements, such
as land use, the general location of major roads within the transportation network,
and the limits of the Natural Heritage System. Block Plans coordinate the detailed
study work necessary for approval of draft plans of subdivision and other
development applications.

Block Plans are to be prepared concurrent with, or after Secondary Plans to
coordinate the development application process and ensure that growth is properly
phased to contribute to the creation of a complete community.

The distinct character and form of existing communities is established through the
approved Secondary Plans for Mount Albert, Sharon, Holland Landing - River
Drive Park, Queensville and Green Lane West. For new Secondary Plan Areas,
Secondary and Block Plans will be approved and incorporated into this Plan by
Council for those areas within the Settlement Area Boundary on Schedule A of
this Plan.


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The Creation of Complete Communities
A complete community provides opportunities for people at all life stages to live,
work, play, and learn close to home. The concept of complete communities is at
the heart of the Town’s long term growth management strategy.

Complete communities meet people’s needs for daily living throughout an entire
lifetime by providing convenient access to an appropriate mix of jobs, local
services, a full range of housing, and community infrastructure including
affordable housing, schools, recreation and open space for their residents.
Convenient access to public transportation and option for safe, non-motorized
travel is also provided.

The Town will require that development achieve complete residential
neighourhoods in each phase of development that is contiguous to existing
neighourhoods, and that land for community infrastructure be provided in the first
phase of development when development is proposed over multiple phases.

Effective Use of Existing and Planned Infrastructure
Infrastructure should be sized and constructed so as to meet 2051 population and
employment forecast at build-out. Delivery of infrastructure in this manner will
minimize costly expansion and retrofitting within the typical 50-year lifespan of
infrastructure planning. The Town’ Growth Management Strategy achieves this
by focusing growth and development where significant infrastructure investment
has occurred, or will occur, such as the Green Lane Rapid Transit Corridor,
Highway 404 extension, and the GO Transit commuter rail station.

Fiscally Responsible Growth
Fiscally responsible growth consists of two aspects, capital and
operating/maintenance costs. It is important to consider both the 2031 and 2051
horizons when estimating the cost of providing services to residents and
businesses, in order to ensure properly sized services that will accommodate
growth over the long term. The Town has completed a Fiscal Impact Analysis of
the projected growth contemplated by the Plan and produced a Development
Charges Background Study to form the basis for a Development Charge and
Capital Contribution policy designed to ensure that growth pays for complete
community growth.

Once services such as parks, libraries, community centres, roads, water and
sewage are installed there are long term maintenance costs. The majority of these
costs are covered through property taxation and/or user fees. To ensure that
current and future residents’ property taxes remain reasonable, it will be necessary
to ensure that a diverse tax base is created.




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Staging and Phasing of Growth
To be manageable, growth should occur at a pace that does not exceed the Town
and Region’s capacity for assessing, approving and servicing this growth. The
pace of growth should be synchronized with the availability of supporting
infrastructure and services, the Town’s ability to process development
applications, and the completion of contiguous neighbourhoods.

The policies of this Plan will be designed to stage development within the
Settlement Area Boundary in accordance with the 2031 population and
employment forecasts. An expansion of the Settlement Area Boundary beyond the
2031 horizon and related growth forecasts may only occur as part of a Municipal
Comprehensive Review and update to this Plan. The staging of development
within the Settlement Area Boundary will occur in a sequence that facilitates the
construction and extension of infrastructure to assist with the realization of the
Town’s Urban Structure, within a pace of growth that is acceptable to the Town.

Accommodating Appropriate Forms of Intensification
Intensification is residential infill and redevelopment of land within existing built-
up areas. Appropriate forms of intensification should concentrate development
within existing areas in a manner that is sensitive to existing built form and
surrounding land uses. To implement the Growth Plan, and as allocated by York
Region’s growth management exercises, East Gwillimbury plans to
accommodate, at a minimum, 1,030 units of intensification by the year 2031
within the Provincial Built Boundary. This Built Boundary generally corresponds
to those areas that were developed as of June 2006.

5.2.1   Urban Structure
This Plan provides an Urban Structure (as shown on Figure A to 2051 and
Schedule A to 2031) and growth management approach that:
          i)   identifies and protects the Natural Heritage System (Section 2.1);
         ii)   ensures the protection of agricultural, rural and resource areas by
               focusing growth in the Urban Area;
        iii)   identifies an Urban Area that anticipates full build-out in order to
               ensure properly sized infrastructure to accommodate growth over
               the long term;
        iv)    establishes a Settlement Area boundary where the majority of the
               projected population and employment growth will occur within
               the planning horizon of this Plan;
         v)    establishes Community and Employment Policy Areas to generally
               direct land uses within in the Urban Area;
        vi)    establishes Centres and Corridors to focus mixed-use
               development and provide compact and transit-oriented

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                development in areas that can be serviced by transit in the Urban
                Area;
        vii)    establishes an Active Transportation/Community Linkage system
                to provide a non-road based opportunity for mobility between
                communities and throughout the Urban Area;
        viii)   identifies a network of transportation, public works and
                community facilities to service anticipated growth.

5.3 Staging and Phasing of Growth

The planned extension of the York Durham Sanitary Sewer (YDSS) will extend
wastewater services into the Urban Area to facilitate an initial phase of growth. In
order to provide for further growth to the end of the planning period of this Plan
(2031), additional servicing through the Region’s development of the Upper York
Sanitary System (UYSS) is necessary.

Growth and development in the community of Mount Albert shall not be subject
to specific phasing policies, but only the general policies outlined in this Phasing
Section.

The policies of this Plan shall:

  i)    Ensure that growth occurs in a staged and well planned manner and
        provides for the creation of a complete community in each phase of
        development;
 ii)    Ensure utilities, transportation and servicing infrastructure and community
        facilities are provided concurrently with development in a fiscally
        responsible manner;
iii)    Ensure an acceptable balance between residential and non-residential
        growth to promote a more livable community with opportunities for local
        employment which provides non-residential assessment to support Town
        services and programs.

5.3.1   Development shall be aligned to the provision of municipal infrastructure
        and community services. In accordance with proposed Regional sanitary
        sewer servicing schemes, there will be three main stages of growth in the
        Town:
           i) Near Term (to 2018)
          ii) Mid Term (up to the Planning Horizon 2018-2031)
         iii) Long Term Growth (2031-2051)

5.3.2   The following criteria shall collectively be used as the basis for selecting
        those lands that will be given development priority with respect to all
        stages of the development approval process including municipally initiated

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      Settlement Area Boundary expansions, Secondary Plan studies and
      implementing subdivision and rezoning applications:
          i) Sustainability: preference will be given to those development
             proposals that include a comprehensive sustainability assessment
             that shows a positive impact on the natural environment by
             implementing innovative development practices, utilizing green
             energy sources, and promoting urban form that reduces reliance on
             the automobile and encourages active forms of transportation and
             addresses the sustainability policies of this Plan and performance
             against the Town’s Sustainable Development Evaluation System.
             Development proposals that substantially exceed the sustainability
             criteria and demonstrate leading-edge innovation will be provided
             greater preference in determining priority development lands;
         ii) Balance of Residential and Employment Growth: preference will
             be given to those development proposals that significantly move
             the Town towards ratio of 1 job for every 2 people and that help to
             achieve objectives for employment growth by providing
             population-related and employment lands types of employment in
             proportion to residential unit growth.
       iii) Financial Sustainability: Lands will be evaluated in relation to the
             overall growth rate that can be supported by the Town without
             decreasing service standards or imposing undue increases in
             taxation. Development proposals that improve the overall tax base
             on a net basis will be given priority.
        iv) Building Upon Existing Built-Up Areas: preference will be given
             to lands that can contribute to the logical extension of and
             integration with existing Built-up Areas, particularly those lands
             which will expedite the provision of community infrastructure to
             provide for a balanced community.
         v)  Piped Services (Sewer and Water): preference will be given to
             those lands that are most economically (to the Town and the
             Region) provided with piped services in the context of the Town’s
             overall Urban Structure.
        vi) Transportation Services (Roads and Transit): preference will be
             given to lands can provide the delivery of new roads and transit
             services to achieve key components of the Town’s Urban
             Structure.
       vii) Parkland and Community Services: preference will be given to
             lands that can satisfy Town’s requirements and standards with
             respect to the provision of parkland, trails and community services.
      viii) A Balance of Housing: preference will be given to those
             development proposals which provide a range of housing types,
             including affordable housing and senior housing.
        ix) Education Requirements: preference will be given to those
             development proposals that will maintain or help to achieve

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               acceptable levels of school service, including primary, secondary
               and post-secondary levels of schooling in the Town.
         x)    Safe Urban Areas: preference will be given to development
               proposals that incorporate safe community design standards and
               best practices that are endorsed by the Town and Region, and
               which reduce the probability of emergencies.

Near Term Growth (to 2018)
5.3.3   Growth within the initial stage consists of approximately +/- 7,500
        residential units and 8,000 jobs in the Urban Area (excluding Mount
        Albert), subject to capacity allocation from York Region and in
        consideration of the sustainable development requirements of this Plan
        which relate to water conservation. This results in approximately 37,000
        people and 11,000 jobs in the Urban Area by 2018.
5.3.4   This initial phase of growth will be distributed amongst the existing
        Secondary Plan Areas of Holland Landing, Queensville and Sharon and
        along the Green Lane corridor, with associated employment population
        growth in the Highway 404 Employment corridor.
5.3.5   Separate studies identify the infrastructure and community facilities
        required to support a population of approximately 37,000 residents and
        11,000 jobs in the Urban Area (excluding Mount Albert). Prior to the
        Town consenting to and executing the necessary Development Charge
        Credit Agreements with the Region of York and developer groups,
        Council shall be satisfied that necessary arrangements are in place to
        ensure the delivery of the infrastructure and facilities identified in the
        Town’s Background Studies.
5.3.6   The development of the Urban Area will be phased in order to provide for
        the comprehensive development of the complete community. The phasing
        of development will be related to the availability of piped municipal water
        and sewer services and the ability of the planned transportation system to
        accommodate growth and the provision of required community facilities
        and services.
5.3.7   Prior to the approval of development plans associated with the initial stage
        of growth, the Town shall be satisfied with respect to detailed phasing and
        staging of development in accordance with the following:
         i)    Approval shall relate to Development Phasing Plans for each of the
               Secondary Plan Areas demonstrating the most effective and
               efficient delivery of required road, water and sanitary servicing
               infrastructure;
         ii)   Development Phasing shall represent logical extensions and
               completion of existing areas within the built boundary;



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         iii)   Development Phasing shall contribute to the early delivery of
                projected community facilities, parkland, recreational uses and
                school facilities to support growth.
5.3.8   The policies of this Plan shall recognize existing Secondary Plan Areas,
        and associated Planning Act approvals and land use planning and
        servicing studies that have been undertaken.
5.3.9   The Town shall work with landowner and development interests within
        existing Secondary Plan Areas to modify and evaluate existing approvals
        in the context of the overall objectives of this Plan and the policy
        requirements for the creation of complete communities.
Holland Landing Secondary Plan Area
5.3.10 In consideration of existing approved development applications and
       modifications and revisions to previously approved Draft Plans, the Town
       shall work with the Holland Landing Developer Group to encourage and
       facilitate modifications and adjustments to such plans to more closely
       reflect the community building and sustainable development policies of
       this plan. In this regard, community and neighbourhood support uses such
       as Local Convenience Commercial, Neighbourhood Commercial,
       Institutional and a wider range of housing mix and density shall be
       explored and considered as part of the Town’s review of any
       modifications to the Draft Plan.
5.3.11 The introduction of community and neighbourhood support of uses as
       noted above are considered appropriate and are permitted in accordance
       with the provisions of Section 5.9.4.21 of this Plan and shall be
       accommodated and permitted subject to an implementing Zoning By-law
       amendment.
Sharon Secondary Plan Area
5.3.12 In recognition of the existing approved Secondary Plan of Sharon and
       significant work undertaken in the form of Block Plan studies for
       development approved for in the community, the following policies apply
       specifically to Sharon for the areas between the Settlement Area Boundary
       and the Highway 404 right-of-way and to protect for and provide the local
       arterial road connection identified on Schedule F.
5.3.13 The final location and alignment of this road shall be determined through
       the Class Environmental Assessment process.


5.3.14 In order to provide for the planned continuous north/south collector road
       between Mount Albert Road and Doane Road, as shown on Schedule F,
       development proposed for the area through the required Block Plan and
       Subdivision Plan process shall not preclude options for the location and


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       alignment of the proposed collector and shall consider the following
       planning considerations:
         i)    To provide for an interface of community employment uses along
               the east side of the proposed north/south collector;
         ii)   To provide a broader range and mix of land uses for the
               community;
        iii)   To assist with providing additional employment population growth
               and non-residential assessment;
        iv)    To provide for an appropriate buffer between Highway 404 and the
               residential development in the Sharon community.
5.3.15 In order to facilitate the completion of the Colonel Wayling local collector
       road system south of Mount Albert Road, this Plan shall allow for the
       development of appropriate residential uses on the basis of partial
       servicing between the proposed Colonel Wayling extension and the right-
       of-way for the Highway 404 extension. The following specific policies
       shall apply to such development:
         i)    Residential lot sizes shall be consistent and compatible with the
               existing built form in the immediate area and be suitably sized to
               accommodate private sewage disposal systems to the satisfaction
               of the Town;
         ii)   Detailed noise attenuation studies and the implementation of any
               features and structures shall be completed and implemented at no
               cost to the Town;
        iii)   The Natural Heritage System area associated with the woodlot
               west of the Colonel Wayling extension shall be dedicated to the
               Town at no cost and outside consideration of the required parkland
               dedication obligations under this Plan and the Planning Act;
        iv)    Development in accordance with the policies noted above shall
               comply with all other provisions of this Plan.
Queensville Secondary Plan Area
5.3.16 The preparation and approval of a Phasing Plan is required prior to any
       further approvals of implementing zoning by-laws, plans of subdivision,
       site plans or any other development approvals in the community of
       Queensville as defined on Schedule C-2 of this Plan. The Phasing Plan
       requires a development sequence which ensures the balanced provision of
       employment lands, and community infrastructure, including community
       facilities, along with the development of residential neighbourhoods.
       Three general planning requirements will guide this implementation:
         i)    The community of Queensville will have a functional and
               identifiable focal point, designated the Local Centre, which will be
               development comprehensively in conjunction with the overall
               growth of the Secondary Plan Area;


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         ii)        The community of Queensville will be a balanced community,
                    which will be reflected in a growth sequence that relates growth
                    within residential neighbourhoods, the commercial sector,
                    employment lands and community facility requirements to ensure
                    that all the necessary components of a community are available to
                    the residents and employees of Queensville as anticipated by the
                    approved Phasing Plan and policies of this Plan; and
        iii)        Council shall ensure timely development of industrial and
                    commercial areas planned for this community with the goal of
                    achieving an acceptable assessment balance.
5.3.17 Approval of residential development in Queensville shall be closely
       related to the planned timing of the implementation of the land uses for the
       Local Centre.
New Secondary Plan Areas
5.3.18 Within the initial phase of growth, the Town will reserve servicing
       capacity to facilitate approvals for mixed use transit-oriented development
       within the Green Lane and Highway 404 Centres and Corridors that meet
       the following criteria:
               i)    Mixed use development that would provide a significant
                     contribution to the Town’s non-residential assessment and
                     employment population growth;
            ii)      Provides for the establishment of District Energy;
          iii)       Incorporates a supply of affordable housing, senior’s housing or
                     other forms of required housing identified by Council;
            iv)      Incorporates green building designs, energy supply or
                     conservation measures that exceed the policies of this Plan and
                     minimum requirements of the Sustainable Development
                     Evaluation System;
            v)       Provides for the delivery of key municipal infrastructure required
                     to support the Urban Structure identified on Schedule A.
Mid Term Growth (Planning Horizon 2031)
5.3.19 Upon completion of the Upper York Sanitary System, the Town may grant
       servicing allocation, as provided by the Region of York, within the Urban
       Area to facilitate:
         i)         the build-out of the communities of Holland Landing - River Drive
                    Park, Queensville, and Sharon;
         ii)        the continued development of employment lands along the
                    Highway 404 corridor;
        iii)        development along the Green Lane corridor, with higher intensity
                    uses within key Centres and Corridors;

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        iv)   completion of key servicing and transportation infrastructure,
              including the proposed east-west collector road north of Green
              Lane and the proposed north-south collector road west of Leslie
              Street and a central park facility.

Long Term Growth (2051)
5.3.20 2051 is the expected timeframe for the complete build-out of the Urban
       Area, including the areas identified as Future Urban Areas. All work
       undertaken by the Town and others with respect to the installation of
       roads, sewers and any other public infrastructure, over the short and med-
       term stages of growth shall consider and contribute to the expected 2051
       urban structure.
Employment Linkages to Residential Growth
In order to provide for the development of employment lands concurrent with
residential growth, the following employment phasing policies apply to all phases
and stages of growth in the Urban Area.

5.3.21 Prior to the release of the Subdivision Plan for registration or prior to
       entering into a site plan control agreement for medium and high density
       residential development, the landowner/developer must have constructed
       or have under construction, 600 square feet of employment or commercial
       floor space within the Town for every residential dwelling unit that is
       proposed as part of their development application. Non-assessment related
       buildings, such as municipal and other institutional buildings will not be
       considered employment-related development under this policy.
5.3.22 In the absence of the provision of the required non-residential floor area,
       Council may consider the collection of monetary contributions from
       residential developers equivalent to the municipal tax assessment revenue
       associated with the required non-residential growth.
5.3.23 The Town shall maintain a record of any non-residential development,
       which occurs independently of any residential development and may
       allocate the residential units proportionate to such development, as it
       deems necessary or desirable at Council’s discretion.


5.3.24 The approval of near term residential growth in the Sharon Secondary
       Plan shall be tied to a separate arrangement and agreements for the
       servicing of the Employment Area immediately to the east in the Highway
       404 corridor. Further, prior to the release for registration of any
       subdivision or site plan for residential growth within the Community of
       Sharon, development shall be associated with the construction of non-



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       residential development at the scale of 600 square feet for each dwelling
       unit.
5.3.25 The approval of near term residential growth in the Holland Landing
       Secondary Plan shall be tied to a separate arrangement and commitments
       to provide full water and sanitary servicing to the Holland Landing west
       Employment Area as shown on Schedule C to this Plan.
5.3.26 Near term residential growth in the Queensville Secondary Plan shall not
       exceed a total of 2,000 residential units. Residential growth beyond 2,000
       units shall be tied to separate arrangements and commitments to provide
       full water and sanitary servicing to the Queensville Employment Area,
       located east of Highway 404.

Employment Lands Phasing
5.3.27 From an employment lands phasing perspective, the Highway 404
       employment lands associated with Highway interchanges are priority areas
       for employment growth.
5.3.28 The policies of this Plan recognize that the extent of the Settlement Area
       identified as Employment Area along the Highway 404 corridor, west of
       Woodbine Avenue, aligns with the long term employment targets
       allocated by the Region of York (2031-2036).
5.3.29 The development of the Employment Area along the Highway 404
       corridor will be phased based on the following principles to ensure priority
       is given to employment lands that:
             i)    acknowledge that the Province is investing significant public
                   funds to construct a Provincial Highway through the Town;
             ii) can be serviced by water and wastewater;
             iii) are associated with the Highway interchanges and identified as
                   key centres;
             iv) facilitate the delivery of non-retail employment uses;
             v) assist the Town in delivering and operating community
                   facilities;
             vi) leverage transportation and transit investments made by the
                   Town and Region of York;
             vii) provide for large-scale employment or recreational uses of
                   benefit to the Town through a public-private partnership
             viii) incorporate innovative energy solutions, including district
                   energy.




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Settlement Area Boundary Expansion
5.3.30 The municipal comprehensive review completed by the Region and Town
       has determined the amount of Urban Area land required through an
       expansion to the Settlement Area Boundary by 2031.
5.3.31 The Settlement Area has been expanded to accommodate the 2031
       requirements for Community Area as shown on Schedule A. The
       requirement for land for Major Retail to 2031 is included in the initial
       expansion of the settlement area.
5.3.32 The Settlement Area Boundary shown on Schedule A includes Community
       Area lands along the Green Lane corridor that will require the approval of
       a Secondary Plan prior to development. The phasing, urban form and
       densities of development within the Green Lane Community Area shall be
       determined through the preparation of a Secondary Plan and Block Plan(s)
       in accordance with the policies of this Plan.
5.3.33 Further Settlement Area Boundary expansions may be considered within
       the 2031 Community Area land forecasts following finalization of
       infrastructure and environmental exclusions and any adjustments for
       densities and phasing of development through the Secondary Plan process.
5.3.34 A further municipal comprehensive review will not be required to expand
       the Settlement Area within the 2031 land forecasts, in accordance with
       Section 5.3.33.
5.3.35 The Town may consider urban expansion applications prior to the
       mandatory 5-year municipal comprehensive review as amendments to this
       Plan, subject to such application and development satisfying the following
       criteria:
       a) the proposed development demonstrates a commitment to high
          performance in terms of energy and infrastructure efficiency and
          environmental design which exceed the minimum requirements for
          new development as set out in this Plan;
       b) the development provides for and delivers employment population
          growth in accordance with the Town’s overall objectives for economic
          development and projected activity rate;
       c) the development delivers necessary and desirable community
          recreational facilities in identified by the Town;
       d) the development facilitates the securement of natural heritage features
          and related opportunities for community linkages in public ownership;
       e) the development provides for and delivers the housing types and
          tenure as determined to be required by the Town;
       f) the development provides for the completion of infrastructure linkages
          in terms of either collector road, sanitary or water services in
          accordance with the Town’s Infrastructure Master Plans and long-term
          urban structure as shown on Figure 1 to this Plan;

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       g) The development exhibits and incorporates a high standard of urban
          design and architectural detail which is consistent with the Town’s
          overall policy objectives with urban design including the development
          of pedestrian-friendly environments and transit oriented development.
5.3.36 The Employment Area designation protects lands up to a 2036 horizon and
       is intended to ensure the Town’s residential growth can be matched by
       employment growth to achieve a target of 2 residents for every 1 job.
5.3.37 The extent of areas designated within the Settlement Area and specifically
       as Employment Areas, help the Town achieve the following strategic
       planning objectives:
         i)          Identify and protect strategic employment areas for long term
                     employment uses in accordance with the requirements of the
                     Growth Plan and Provincial Policy Statement and to be
                     consistent with the Region of York’s direction;
         ii)         Support the Town’s strategic objective to achieve a 50% activity
                     rate, to avoid creating bedroom communities;
         iii)        Address the requirements of the Provincial Policy Statement and
                     Growth Plan to maximize the use of significant public
                     expenditures;
         iv)         Provide the ability to facilitate the servicing of employment
                     lands which are required within the 2031 planning horizon.
5.3.38 Within the 2031 Planning Horizon, and in concert with the general
       policies of this Section, the following shall be addressed by the Town
       when considering an expansion of the Settlement Area Boundary:
                i)    The Town and Region’s municipal comprehensive review
                      support the expansion.
                ii) The expansion can connect to existing municipal water and
                      wastewater services, or will result in the logical and cost-
                      effective extension of services.
                iii) The expansion will facilitate the delivery of key infrastructure
                      or community facilities that contribute to the achievement of
                      the Town’s Urban Structure.
                iv) Sufficient transportation and transit capacity exists or is
                      planned to service the proposed expansion.
                v) If possible, the expansion will include lands abutting existing
                      or planned transit and provincial highway infrastructure.
                vi) The expansion can substantially contribute to the Town’s goal
                      of providing 1 job for every 2 people.
                vii) The Intensification targets of this Plan are being met or
                      exceeded in the Provincial Built Boundary.
                viii) The Town is satisfied that the expansion will result in
                      sustainable development, creating complete communities.


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5.3.39 Beyond the 2031 Planning Horizon of this Plan, the Settlement Area will
       be expanded to implement the land requirements determined by the
       Region and municipality through future municipal comprehensive
       reviews.
5.3.40 The Town’s consideration of such projects and applications for urban
       expansion shall only be undertaken in the context of the absorption rate
       and development approvals within the designated Greenfield Areas and
       the availability of servicing, if required

5.4 INTENSIFICATION
Intensification is generally encouraged in the Urban Area as a means of building
a strong community that makes efficient use of existing and planned
infrastructure. Intensification should occur through the development of a property,
site or area to a higher density than currently exists through redevelopment,
development of vacant/underutilized sites, infill and the expansion or conversion
of existing buildings.

Residential and population-related employment growth through intensification is
planned to primarily occur in intensification areas. Intensification areas are the
centres and corridors shown on Schedule A of this Plan that fall within the
Province’s Built Boundary. Residential growth limited to local infill is
encouraged in areas within the Built Boundary that fall outside of Intensification
Areas. Employment land employment growth through intensification is generally
encouraged in all Employment Areas. The policies of this Plan shall:
  i)    Focus residential and population-related growth through intensification in
        Centres and Corridors;
 ii)    Protect and enhance the character of existing communities by achieving an
        appropriate transition of built form between intensification areas and
        adjacent areas.
5.4.1    Growth through intensification in Community Areas shall provide a
         diverse and compatible mix of land uses, including residential and
         population-related employment uses;
5.4.2    The Intensification targets contained in Table 5.3 are minimum targets
         for intensification in the Town, and are planned to be achieved by the
         year 2031 within the boundary shown on Schedule A.
5.4.3    Where an applicant proposes to intensify the level of development
         through local infill, the following shall be addressed by the proponent
         and considered by the Town:
         i) Availability of all publicly provided services and infrastructure, such
             as but not limited to: water, sewer, roads, schools and libraries;



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           ii) Scale of proposed buildings with respect to existing or approved
                buildings on neighbouring properties;
           iii) The level of traffic generated by the proposed use;
           iv) The overall design of the proposed development and level of
                sustainability of the project based on standards described in this
                Plan;
           v) If the proposed development assists in the Town’s balanced growth
                approach as outlined in this Plan.

                            Table 5.3 Intensification Targets

Secondary Plan           Residential        Population-Related   Employment Land
Area                     (units)            Employment (jobs)    Employment
                                                                 (jobs)
Holland Landing          450                100                  150
Sharon                   150
Queensville              150
Mount Albert             250                180                  50
Other Areas                                                      300
TOTAL                    1,000              290                  500

5.5 URBAN DESIGN
5.5.1     The Town will prepare Urban Design Guidelines covering a wide range of
          issues and geographic areas, including, but not limited to: centres,
          corridors, major retail commercial, transit-oriented design adjacent to
          rapid transit service.
5.5.2     Town-wide Urban Design Guidelines will be approved by Council. These
          guidelines shall be addressed in the preparation of Secondary and Block
          Plans.
5.5.3     Streetscapes
The character of urban areas and their walkability is largely dependent on the
design of the public realm, of which streetscapes are the most consistently visible
elements. The design of streetscapes can express the image of the community,
reinforce the Street Network and can enhance the use and visual appeal of public
space.
5.5.3.1    Streetscape shall be designed to provide for the safety and east of use of
           multiple means of transportation, including vehicular, pedestrian,
           bicycle and transit. Functional design and widths shall conform with
           Section 7.2 of this Plan.




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5.5.3.2    Streetscape design shall promote development of a pedestrian scale
           without compromising traffic functionality and safety. Roadway
           pavement widths should be configured accordingly.
5.5.3.3    Streetscape design shall integrate and coordinate a variety of elements to
           create visually attractive and high quality public spaces and a sense of
           place. These include appropriate proportioning of the street section,
           high quality landscaping, street trees, decorative paving, lighting,
           streetscape furnishing elements, and signage.
5.5.3.4    Street tree planting shall be included in the design of all streetscapes to
           contribute to a high quality of landscaping and promote pedestrian
           comfort. Tree planting should be continuous and the species, placement
           within the boulevard and frequency of street trees should reflect the
           street hierarchy and Town standards.
5.5.3.5    Sidewalks shall be located to provide uninterrupted pedestrian access to
           transit stops, commercial centres and all community amenities.
5.5.3.6    Sidewalks shall be provided in accordance with the provisions of
           Section 7.2 of this Plan. Flexibility should be applied to sidewalk
           locations and design to allow them to respond to local natural and
           heritage features.
5.5.3.7    Design or selection of street lighting, signage and streetscape furniture
           should be coordinated and should support local Community Area
           character. The design of such streetscape elements is considered an
           important component in the development of both existing and new
           Community Areas.
5.5.3.8    Utility infrastructure should be clustered or grouped wherever possible
           to minimize its visual impact. Where feasible, such infrastructure should
           be buried within the road allowances.
5.5.4     Gateways, Edges and Landmarks
The image of East Gwillimbury as an integrated community of natural and
cultural heritage areas, existing mainstreet areas and new, compact and complete
communities should be reinforced by the combined quality and impression of
streetscape design, built form and presence of natural features along the Town’s
major boundary arterial roads, key intersections and other focal areas.
The urban design of public streetscape elements and buildings in major gateway
areas, at major landmark locations in the Town and at community edges has the
ability to foster a richly varied urban character that will promote the sense of
place of the distinctive areas of East Gwillimbury.
Gateways occur at major entry points to neighbourhoods and core areas, such as
at the intersections of major streets and arterial roads.



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5.5.4.1   Design of the public realm and built form at key gateways to the Town
          shall recognize this function through high quality landscaping, and
          building architecture that is focused towards these gateways and
          emphasizes their corner condition and prominent views.
5.5.4.2   Along major arterial roads, where the Natural Heritage System abuts and
          forms a green, naturalized edge, development should preserve this
          frontage and afford long-range views to the natural environment
          features.
5.5.4.3   Built form, massing and detailing of non-residential uses along arterial
          edges should be of the highest quality. Front and/or articulated
          elevations shall be presented, with minimal views of adjacent parking
          and no views of storage or servicing.
5.5.4.4   Along arterial edges, residential buildings shall present front or flanking
          elevations to the street edge. Backlotting will not be permitted.
          Innovative block patterns should be explored to provide attractive views
          of and into the community, combined with high quality landscaping.
5.5.4.5   Community institutions and significant natural features should be
          development as landmarks with Community Areas. The street network
          and views should be developed to facilitate their evaluation as cultural,
          social and recreational focal areas.
5.5.4.6   Streetscape elements and features, including built features, signage,
          special paving, lighting and banners, are encouraged in the site specific
          design of gateway and landmark locations to enhance their individual
          character.
5.5.4.7   The inclusion of public art in urban squares, parks and pedestrian spaces
          at gateways is encouraged as a method of reinforcing the focal nature of
          these spaces.
5.5.4.8   Views of built and cultural heritage features shall be retained through
          massing and height of neighbouring structures.


5.6 GENERAL LAND USE POLICY AREAS FOR THE URBAN AREA
To direct the appropriate type of growth to the right locations over the long term,
land uses within the Urban Area are generally classified into one of two policy
areas, as shown on Figure A:
           i) Community Areas;
         ii) Employment Areas.
This approach to land use planning places a primacy on the identification and
protection of the Town’s existing and future Employment Areas. The resultant
structure is intended to minimize or negate pressure for the conversion of


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Employment Areas by providing designated and future planning direction with
regard to appropriate areas for community and employment land uses.
It is intended that these policy areas be used as the basis for the preparation of
Secondary Plans in the Urban Area, and in designating land uses in accordance
with this Plan.

5.6.1   Employment Areas

The purpose of the Employment Policy Area shown on Schedule A is to identify
land for clusters of business and economic uses including uses such as
manufacturing, warehousing, office, ancillary uses and any other employment
uses identified by the Town as strategic to advancing economic competitiveness.

The manner in which municipalities have considered and planned for
employment uses has evolved, and will continue to evolve with technology and
in response to economic forces. Historically, employment was considered to be
industrial uses that focused on the processing or manufacturing of goods. Today,
the definition of employment uses includes the historic uses, plus a wide variety
of others such as professional services, warehousing, emerging green industries
and government uses.

For Employment Areas to thrive they require a clear identity, an adequate supply
for choice and competition of serviced land (particularly for land extensive
users), and certainty that the function of the area will not be diluted by the
location of inappropriate neighbouring businesses and uses.

5.6.2   Community Areas

Community Areas identify land for people to live, shop, learn, and obtain essential
services, including residential, retail, commercial, institutional, and other land
uses. These areas are also intended to be the primary location of the achievement
of population related jobs that occur in offices, personal services, retail
commercial and other uses.

An effectively planned Community Area fosters a sense of belonging and contains
a variety of housing types and densities as well as other uses that contribute to the
creation of:
       i) vibrant identifiable neighbourhoods;
      ii) a built environment that provides opportunities to meet the daily needs
            of residents with a minimum amount of effort and maximum safety;
            and,
     iii) appropriate opportunities to meet community and regional needs in in
            centres and corridors.



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With regard to residential uses, vibrant and identifiable neighbourhoods will be
created through the provision of a variety of housing options and other uses in
close proximity to one another. Residential areas should include a mix of lands
designated low and medium density residential.

In addition to housing, other land uses contribute to the creation of a vibrant
Community Area include retail, professional services, park land, open space,
community uses and some types of employment uses.
5.7 CENTRES AND CORRIDORS
Centres and Corridors will be planned to accommodate the highest densities and
broadest mix of uses in the Town. The policies of this Plan shall:
   i) Create an urban structure where major streets and intersections become
        focal points for activity and built form in the community.
   ii) Recognize that each Centre and Corridor will have different functions and
        forms;
   iii) Plan Centres as focal points for transit that draw to a mix of activities, and
        that provide transit connections to the rest of the Region;
   iv) Plan Corridors to accommodate new housing and population-related job
        opportunities in an attractive and transit-oriented built-form and that
        encourages pedestrian access and use;
   v) Plan for the evolution of Centres and Corridors over time, where the full
        scale and density of these areas may not be achieved in the initial part of
        the Planning Horizon.

5.7.1     General Policies
5.7.1.1    The Town shall require that all development applications in Centres or
           Corridors address, and where possible implement the Region of York’s
           Transit Oriented Development Guidelines.
5.7.1.2    Secondary Plans shall delineate the geographic extent of Centres and
           Corridors and provide detailed land use policies in accordance with this
           Section.
5.7.1.3    The development of mixed-use sites and buildings is generally
           encouraged in Centres and Corridors.
5.7.1.4    Full build-out of Centres and Corridors may not occur within the
           Planning Horizon. Initial development proposals that cannot achieve the
           scale of built form or planned densities anticipated at full build-out will
           be considered in these areas so long as they demonstrate the site can be
           further developed to a more intense built form.




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5.7.2     Centres
Centres offer a range of housing opportunities where people can live close to their
work and easily get to jobs without relying on the automobile. Centres are places
with excellent transit access that provide the most intense and dynamic mix of
land uses in this Urban Area. The purpose of identifying Centres is to create
lively urban environments that are active throughout the day, providing places to
live, work, shop and play and to create high quality pedestrian environments and
streetscapes that convey a sense of place and identity, and provide attractive
settings for walking, recreation and social gathering. While each Centre will be
planned to have a different function or accommodate different scales of growth, it
is generally intended that all Centres develop to provide a relatively healthy mix
of people and jobs.

Two types of Centres are identified on Schedules A and F1 to this Plan, these are:
   i) Major Local Centres
   ii) Minor Local Centres
5.7.2.1    Centres should be planned to provide a healthy mix of both residential
           and population-related employment opportunities, where a desirable mix
           is 60/40% of people to jobs or jobs to people, depending on more
           detailed planning for these areas.
5.7.2.2    Development in Centres shall be based on mixed use that creates a
           diversity of land uses and related built form to promote an active and
           dynamic urban setting. Development is encouraged that mixes uses
           vertically, with offices or residential dwellings above shops or
           community facilities that face public streetscapes or open spaces. Other
           forms of mixed use may also be appropriate that include diversity of
           uses within different buildings that are integrated within developments
           or blocks.
5.7.2.3    The development of ground-related street retail within mixed use
           buildings shall be encouraged, as it promotes an image of active
           streetscapes. Where other uses such as residential, office or institutional
           occur at grade, their design should convey activity at the street level
           through glazed areas at entrances and windows to public functions and
           private spaces, where appropriate.
5.7.2.4    Streetscapes shall be developed to create a high quality, attractive
           pedestrian environment through the use of wide sidewalks, differentiated
           paving, landscaping, street furniture and the provision for street-related
           commercial uses to occupy the sidewalk with seasonal displays and/or
           seating.
5.7.2.5    Ground floor building levels should be configured with sufficient
           building height to provide for flexibility of uses over time.


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5.7.2.6    To support their role as central focal areas, Centres shall be designed
           with good pedestrian, transit and vehicular access. A high level of
           connectivity in the street and sidewalk system of these central areas shall
           be provided to enable convenient access for pedestrians and transit riders
           to all facilities.
5.7.2.7    At the periphery of each Centre, building heights and massing shall
           transition to a smaller scale, to provide a smooth interface to adjacent
           residential uses. The use of screening and buffers between parking areas
           and adjacent uses will be required.
5.7.2.8    Building form shall be utilized to create a well-defined urban streetscape
           and identity by siting buildings with modest setbacks to the street line
           and with creation of continuous street frontage.
5.7.2.9 The location and design of internal roadways and site planning shall
        incorporate transit facilities, such as bus stops and transit shelters.
5.7.2.10 Uses that are specifically prohibited within a Centre include: service
         stations, gas bars, any use that includes a drive thru, car washes, self
         storage and generally any use that is primarily automobile oriented.
5.7.2.11 Shared parking between residential and commercial uses is strongly
         encouraged.
5.7.3     Major Local Centres

Major Local Centres are intended to be primary gathering places in the Urban Area by
incorporate the highest densities of housing and concentrations of population-related job
opportunities that serve the larger community. Major Local Centres shall generally be 10-
20 hectares, outside of the road right-of-way, and centred on the locations identified on
Schedule A. Development within these areas shall achieve an Average Floor Space Index
(FSI) of 1.5 at full build-out, and be held to a high standard of urban design and
architectural control.
5.7.3.1      Built form in Major Local Centres shall address the primary
             streetscape to provide an urban street frontage. Sites should be planned
             to create a generally continuous building edge along the majority of
             the streetscape.
5.7.3.2      The massing of built form within Major Local Centres is envisaged as
             transitioning from higher rise development at the intersection and first
             block, downwards to mid-rise and medium density lower rise
             structures at the perimeter of the Centre.
5.7.3.3.     Parking along major street frontages shall be limited, with the majority
             of parking located internal to the block at the rear of buildings or at
             side locations, but should have minimal visibility from the streetscape.



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5.7.3.4     Underground or structured parking is encouraged as a means for
            achieving ultimate densities phased over time.
5.7.3.5     Site planning that utilizes the potential of sloping topography within
            the Centre to efficiently integrate structured or below grade parking is
            strongly encouraged.
5.7.3.6     It is recognized that mixed use development and the achievement of
            projected densities will take place by phases over a period of time.
            Where such phased development is planned, site planning shall
            illustrate the final development concept vision and demonstrate how
            this phasing and intensification would occur. Transition phases should
            be structured to enable the required flexibility for achieving the
            concept.
Planned Function and Urban Design
5.7.3.7     Yonge Street and Green Lane Centre
The Yonge Street and Green Lane Centre is situated at the intersection of two
major regional arterial roadways and represents a major focus of commercial
activity, albeit one with a predominantly automotive character. This Major Local
Centre will build upon that commercial focus and will introduce mixed use
components and denser forms of development over time, in keeping with the
objective of creating a more urban and pedestrian-oriented environment. The
wide streetscapes of Yonge Street and Green Lane will evolve to include transit,
pedestrian and cycling facilities. The development of multi-storey structures
along sections of the streetscapes can assist in creating an improved image at this
focal intersection. Local streetscapes connecting to these arterials have the
greatest potential to develop as mixed use shopping streets. Building heights of
two to 4 storeys are envisioned without limiting the potential for higher structures
at key locations.

5.7.3.7.1   Lands in the Major Local Centre at the intersection of Yonge Street
            and Green Lane may be designated to include the following land use
            designations:
            i) Major Commercial;
            ii) Mixed Use;
            iii) Medium and high density residential.
5.7.3.7.2 Building form shall be utilized to create a defined streetscape and
          identity for the area by siting buildings in proximity to street frontages.
          Building form should reinforce the importance of Yonge Street and
          Green Lane. Although clear views to internal streets and parking areas
          should be provided for, buildings should occupy substantial amounts
          of the frontage along both these streets.



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5.7.3.7.3   At the Yonge Street and Green Lane intersection, multi-storey
            structures should be developed and, if feasible, at entrances into
            adjacent development areas to establish a more urban character to
            these arterial streetscapes. Differences in grade along Yonge Street
            can be used to reinforce multi-storey building relationships to both
            Yonge Street and internal local streets or drives.
5.7.3.7.4   Due to the width and recognized vehicular nature of both Yonge and
            Green Lane, the development of mixed use shopping streets should be
            focused along smaller local cross streets that connect into Yonge or
            Green Lane. Their development will foster the potential for street-
            related shopping, pedestrian public spaces and amenities. The
            accommodation of residential or office uses at upper storeys for
            prominent portions of these shopping streets is encouraged.
5.7.3.7.5 Where large format retail uses are planned, the primary building form
          should be planned in combination with smaller-scaled retail units at its
          edges, to reinforce and promote a pedestrian-scale at the street
          frontage.
5.7.3.7.6   Generally building massing of up to 4 storeys is envisioned. The
            potential for higher mid-rise buildings in key locations may be
            investigated. Single storey retail and commercial uses can be
            developed in conjunction with mid-rise development for particular
            portions of developments and as transition phases. However the long
            term vision for development shall foster increased density and building
            mass.
5.7.3.8     2nd Concession and Green Lane
The area in the vicinity of 2nd Concession and Green Lane has several defining
components that contribute to it being identified as a Major Local Centre, which
include the GO Transit station, the presence of the East Holland River and
associated open space, and the excellent northwards connections to the Holland
Landing and Queensville communities. Mixed-use higher density development is
promoted at this Centre to create transit-supportive densities that support
increased activity surrounding the GO Transit station. The development of this
Centre can also take advantage of the excellent opportunities afforded by the
intersection of Green Lane with 2nd Concession Road, and the nearby open space
amenities.

Development of this Centre will be characterized by the evolution of 2nd
Concession as a mixed use shopping street for the blocks directly north of Green
Lane, by intensification of the lands surrounding the GO station, and by
development that takes advantage of the open space amenities along the East
Holland River open spaces.



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5.7.3.8.1 Lands in the Major Local Centre at the intersection of 2nd Concession
          and Green Lane may be designated to include the following land use
          designations and permitted uses:
          i) Mixed Use, including Major Office uses;
          ii) Community Commercial uses in mixed use buildings;
          iii) Medium and High density residential.

5.7.3,8.2   2nd Concession shall be developed as a mixed use, mainstreet for the
            community areas surrounding the central section of the Green lane
            corridor. Starting at the intersection the main street component will
            extend northwards several blocks to the east-west collector that runs
            parallel to Green Lane.

5.7.3.8.3   Mainstreet development around the intersection will develop at the
            highest densities with ground-oriented retail at grade. It shall
            transition to medium-rise development and then lower scale residential
            mixed-use development to the north and to the south. Medium density
            mid-rise development could extend up to 600 metres north of Green
            Lane along 2nd Concession.

5.7.3.8.4   Along the Green Lane frontage within the centre, the development
            pattern should transition from the street-related high density character
            of built form present at the intersection, to high density built form with
            courtyard open spaces and garden setbacks facing Green Lane.

5.7.3.8.5   Development of built form in the areas to the east and west of the 2nd
            Concession properties is envisaged at higher densities for a depth of
            approximately one block or 100 metres. North and south of this
            corridor depth, built form would transition through medium density
            development outwards to lower-rise low density residential
            development.

5.7.3.8.6   Heights of 8 to 12 storeys may be realized within the first block of the
            intersection, transitioning downwards to heights of 4 to 6 storeys along
            Green Lane and 2nd Concession Road. At the east and west
            boundaries of the centre, heights of 4 to 6 storeys should continue
            along the Green Lane major corridor, while 3 to 4 storey heights of
            medium density development would be reached at the north and south
            boundaries of the centre.

5.7.3.8.7   Long term planning for the future intensification of the GO Transit site
            as a mixed use transit-oriented complex is encouraged.




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5.7.3.8.8   Development shall incorporate pedestrian and cycling connections and
            amenities to encourage public access to the open space system
            associated with the East Holland River. Streetscape, building and
            landscape design shall be promoted that respects the character of the
            river and open space lands by fostering views and outdoor activity.

5.7.3.8.9   Medium density housing forms that take advantage of views and
            frontage along the valley edge, with public connections to the
            recreational system, such as “river walks” and other public uses are
            strongly encouraged. Building design shall have entrances and
            windows facing the river, or facing streetscapes adjacent to open space
            along the river.

5.7.3.8.10 Incorporation of off-peak, on-street parking along 2nd Concession is
           strongly encouraged.

5.7.3.9     2nd Concession and Mount Albert Road

5.7.3.9.1 Lands in the Major Local Centre at the intersection of 2nd Concession
          and Mount Albert Road may be designated to include the following
          land use designations and permitted uses:
          i) A combined park and community and institutional facilities
               serving the major recreational and community needs of the Town;
          ii) Mixed Use;
          iii) Medium and High density residential.

5.7.3.10    Highway 404 and Green Lane

This Major Local Centre is a prominent eastern gateway for the municipality. It
is projected to develop a high quality of built form and landscape design that will
project a prestige community identity through high visibility from the Highway
404 interchange. Similarly, the development of this centre should address the
Green Lane streetscape as a terminus of this major corridor. As a central core of
the employment area, the centre will provide the mixed use focus containing
community amenities and facilities for the surrounding workplaces.

5.7.3.10.1 Lands in this Major Local Centre may be designated to include the
           following land use designations and permitted uses:
            i)    Mixed Use west of Highway 404, excluding residential uses and
                  with a limited range of Commercial uses where the maximum
                  total gross leasable floor area shall be no greater than 5,000
                  square metres in a single building;
            ii)   Prestige Employment east of Highway 404;


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            iii)   Retail, service and commercial uses west of Highway 404.
5.7.3.10.2 Higher density prestige office structures with mixed use development
           at grade providing places to shop, eat and be entertained are envisaged
           for the centre. Mixed use development is also encouraged that
           horizontally integrates a variety of uses within developments is also
           encouraged.
5.7.3.10.3 In the direct vicinity of the intersection at Green Lane and the
           Highway 404 interchange, a green, park-like campus form of urban
           development is encouraged in order to convey a prestige image for the
           community. Increased setbacks with a high quality of landscaping
           design that accentuates views from the highway are encouraged.
5.7.3.10.4 Landscape design shall be configured to limit the visibility of parking
           in this area from the Highway and Green Lane.
5.7.3.10.5 Mid-rise building massing of from 3 to 6 storeys is envisaged within
           the Centre, although higher structures may be considered. This
           massing will transition outwards to the 1 to 2 storey building heights
           that are likely to predominate within the adjacent employment areas.
5.7.3.10.6 The mid-rise character of this Centre will extend westwards along the
           Green Lane corridor towards Leslie Street. Development should
           transition to built form that addresses the street frontage more directly
           and creates an urban streetscape along Green Lane. The transition to
           the Leslie Street and Green lane intersection is encouraged to develop
           a built form character that starts to reflect a mainstreet image with
           grade related commercial uses and offices at upper storeys to a height
           of approximately 3 storeys.
5.7.3.11    Queensville Centre

5.7.3.11.1 A Concept Plan must be prepared and approved by Council for the
           Local Centre in Queensville.
5.7.3.11.2 A range of residential uses, in keeping with the character of the
           Queensville Local Centre area, may be developed at an average
           density of 37 units per gross residential hectare. Some of these
           residential uses may be developed in conjunction with commercial
           facilities, and in those circumstances a maximum of 75 per cent of the
           gross floor area of any building may be used for residential purposes.
5.7.3.11.3 The maximum height of buildings shall be 3 storeys, except for
           ornamental structures, such as clock towers, which may be higher.
5.7.3.11.4 Development shall be designed to provide for an attractive streetscape
           oriented to pedestrian traffic rather than automobiles. To that end, the
           majority of the parking areas provided for all uses in the Local Centre


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            areas shall be removed functionally or physically from the streetscape,
            although limited on-street parking may be permitted.
5.7.4       Minor Local Centres
Minor Local Centres are the centres within the approved Secondary Plans for
Holland Landing, Sharon and Mount Albert.

The area specific policies of these approved Secondary Plans contained in Section
5.9.2 of this Plan provide the planned function, permitted uses, area-specific land
use permissions and scale of built form planned in these areas.
These centres will develop as mixed use areas providing commercial and
community facilities at the neighbourhood scale. They are envisioned to develop
at lower densities and low to mid-rise massing. These locations are sited to be
within a 10 minute walking distance of the majority of the Community Areas to
support pedestrian oriented development and the objectives of sustainable
development.
Minor Local Centres function in the same manner as Major Local Centres but on
a smaller scale, serving adjacent neighbourhoods immediately located around
them. These areas are planned to be secondary gathering places in the Urban
Area. Minor Local Centres shall be approximately 5-10 hectares, outside of the
road right-of-way, and generally centred on the locations identified on Schedule
A. Development within a Minor Centre shall be planned to achieve an Average
Floor Space Index (FSI) of 1.0 at full build-out.
Planned Function of Minor Centres
5.7.4.1     Lands in the in Minor Centres may be designated to include the
            following land use designations and permitted uses:
              i) Mixed Use;
              ii) Community and Neighbourhood Commercial;
              iii) Medium density residential uses.
5.7.4.2     Minor Centres will be developed as compact, mixed use areas with
            potential for street-related retail and commercial uses combined with
            residential and office uses on upper storeys.
5.7.4.3     Medium density housing in these areas shall be designed so that
            building entrances face the street. Residential units at ground level
            shall be designed to have at-grade access with entrances and/or
            gardens along the streetscape.
5.7.4.4     Streetscapes shall be developed to create a high quality, attractive
            pedestrian environment that encourages shopping and community
            activities. The use of wider sidewalks than adjacent residential local
            streets, paving of the street boulevard with gratings to enable street


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             trees, and the provision for street-related commercial uses to occupy
             the sidewalk are encouraged to achieve this aim.
5.7.4.5      Neighbourhood identity that is expressed through signage, landscaping
             and other streetscape elements is strongly encouraged.
5.7.4.6      Existing buildings and in particular, heritage buildings shall be
             incorporated into new development to reflect and reinforce special
             characteristics of the Town.
5.7.4.7      Strong pedestrian and open space connections from these centres to
             adjacent notable natural features is strongly encouraged.
5.7.4.8      On street parking is encouraged to promote commercial activity at
             street level and to slow traffic to support pedestrian uses.
5.7.4.9      Parking shall be provided to the rear of sites, with minimal views of
             parking from the street edge.
5.7.4.10     Provision for transit stops and waiting areas shall be incorporated at
             each Minor Centre.
5.7.4.11     General areas for bicycle storage and lock-up shall be provided to
             encourage cycling travel to these Centres from adjacent residential
             areas and other nearby open spaces.
5.7.5     Corridors
Corridors move people and goods through the Town while presenting an inviting
and aesthetically pleasing face to the travelling public. Not all lands that fall
within Corridors are planned to accommodate substantial growth. It is generally
intended that Corridors will vary along their width, accommodating the highest
levels of growth near to Centres or at key intersections.

This Plan envisions that Corridors identified on Schedules A and F-1 will link the
centres and community areas within the Urban Area. The corridors will contain a
wide range of uses to create an animated and vibrant streetscape that encourages
pedestrian movement.
As a supporting network to the distribution of Major and Minor Centres the
community structuring elements of Regional and Local Corridors creates a clear
framework of higher order streets along which mixed use and higher density
development is to be focused. Regional Corridors are located along Green Lane
and 2nd Concession with portions or “spurs” along Yonge Street and Leslie Street.
Local Corridors are Leslie Street and a proposed new east-west collector by-pass
that swings south of Doane Road.




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Two types of corridors are identified on Schedules A and F1 to this Plan, these
are:
   i) Regional Corridor
   ii) Local Corridor

5.7.5.1     General Policies
5.7.5.1.1 Along all Corridors, development shall have an urban, mixed use and
          diverse character that is pedestrian oriented and supports and
          complements transit use.
5.7.5.1.2 Streetscapes shall be developed to support an attractive and vibrant
          pedestrian environment, through the use of wider sidewalks, tree-lined
          street edges, coordinated street furniture and lighting. Streetscapes at
          intersections and Major Centres should be developed with special
          community features and upgraded tree planting and paving to identify
          these areas as focal locations.
5.7.5.1.3 To promote the increased use of transit and active forms of
          transportation, transit facilities and active transportation routes
          (including resting and recreation places) should be incorporated into
          the built form in these areas.

5.7.5.2     Regional Corridor

The Green Lane corridor will evolve into a Regional Corridor, accommodating
higher intensity uses that benefit from proximity to planned rapid transit service.

The Green Lane corridor is planned to be approximately 80-100 metres from the
edge of adjacent Green Lane road right-of-way, generally identified on Schedule
F-1.

5.7.5.2.1   Built form within the Green Lane corridor shall be planned to achieve
            an Average Floor Space Index (FSI) of 1.0 at full build-out, with a
            maximum building height of 30 metres (12 storeys).
5.7.5.2.2 Land in a Regional Corridor may be designated to include the
          following land use designations and permitted uses:
          i) Mixed Use;
          ii) Medium and High Density Residential;
          iii) Major, Community and Neighbourhood Commercial;
          iv) a broad range of Institutional uses;
          v) Parks and open space.



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5.7.5.2.3     Corridors shall focus buildings of higher densities and mixed uses
             around intersections, to create pockets of vibrant street activity and to
             provide a sense of community structure and orientation across the
             length of the corridor.
5.7.5.2.4 Between intersections, building form may graduate to medium rise,
          medium density building types. Building entrances and entrances to
          individual street related units that face the corridor are strongly
          encouraged.
5.7.5.2.5. Regional Corridors are wider streets, and shall be treated with a high
           level of streetscape design, including trees planted in boulevards and
           possibly central medians, to create a distinctive and attractive
           community edge, and to provide a pedestrian-scaled proportion to the
           right-of-way. Along Green Lane , the landscaped setbacks shall
           promote a green parkway boulevard for the corridor. From Yonge
           Street to 2nd Concession Road, a streetscape section that develops a
           central transit corridor in the future is envisaged.

5.7.5.3     Local Corridor

Local Corridors function in the same manner as the Green Lane corridor but on a
smaller scale. Local Corridors are planned to be approximately 30-50 metres
from the edge of the adjacent road right-of-way, generally identified on Schedule
F-1. Development within a Local Corridor shall be planned to achieve an
Average Floor Space Index (FSI) of 0.65 at full build-out, with a maximum
building height of 10 metres (3.5 storeys).

5.7.5.3.1 Land in a Local Corridor may be designated to include the following
          land use designations and permitted uses:
            i) Mixed Use;
            ii) Low and Medium Density Residential;
            iii) Community and Neighbourhood Commercial;
            iv) A broad range of Institutional uses;
            v) Parks and Open Space.

5.8 EMPLOYMENT AREA LAND USE POLICIES
Employment Areas are critical to the Town’s achievement of a balance of
residential and employment growth by providing for substantial growth in jobs.
These areas are identified on Schedule A to this Plan, and shall be protected to
provide for the long-term competitiveness of the Town. It is intended that
Employment Areas will provide land for a range land extensive users, such as
typical employment lands type businesses. The potential for these areas to
accommodate emerging industry clusters, such as green and innovation industries


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shall be encouraged and supported by the Town through its economic
development activities.
5.8.1.1    The land use designations permitted within Employment Areas are:
            i) General Employment;
            ii) Prestige Employment;
            iii) Major Commercial subject to the policies of Section 5.8.4.
5.8.1.2    Notwithstanding any other policy of this Plan, there shall be no
           constraint on the provision of full municipal sanitary and water services
           to Employment Areas as identified on Schedule A.
5.8.1.3    Development will contribute to the creation of vibrant Employment
           Areas by:
            i)    encouraging the creation of clusters of economic activity,
                  particularly green and innovation based industries;
            ii) minimizing automobile congestion within and adjacent to
                  employment areas;
            iii) directing uses that rely on truck traffic to move goods to
                  locations that can easily access 400 series highways;
            iv) providing adequate lighting, sidewalks, walkways and
                  landscaping;
            v) providing adequate parking and loading on-site;
            vi) mitigating environmental impacts, including noise and
                  emissions, that will be detrimental to other businesses, the
                  enjoyment of adjacent areas, and the natural environment;
            vii) sharing driveways and parking areas where possible;
            viii) providing appropriate landscaping, architectural control, and
                  onsite screening of parking, loading and service areas to create
                  an attractive streetscape;
            ix) providing appropriate transitions and mitigation measures to
                  minimize nuisance impacts on adjacent to Community Areas;
            x) Generally ensuring that outside storage and processing is located
                  at the rear of properties and is not visible from public roads,
                  highways and parks.

5.8.2     General Employment

The purpose of this designation is to provide locations in the Town for a broad
range of employment lands type uses, including low intensity industrial uses,
manufacturing, assembly, distribution and service industrial uses.

5.8.2.1    The following uses may be permitted within the General Employment
           designation:

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             i)    Prestige Employment area uses;
             ii) Industrial uses, such as assembling, manufacturing, fabricating,
                   processing, warehousing, distribution, storage, repair activities,
                   utilities, transportation, service trades and construction;
             iii) Research and development;
             iv) Large-scale automobile dealerships;
             v) Offices in association with and that support the above listed uses;
             vi) Accessory and incidental retail sales associated with on-site
                   manufacturing or processing of goods;
             vii) Service commercial uses that serve other uses in the Employment
                   Area, such as restaurants, banks, automobile services stations and
                   car washes;
             viii) Recreational uses;
             ix) Adult entertainment uses, where these uses are separated from
                   Community Areas by a significant boundary feature (such as a
                   watercourse, 400 series highway, 500 metres of built
                   Employment Area) and that do not abut a major arterial road or
                   public highway;

Urban Design Policies
5.8.2.2    The urban design policies for General Employment Areas are intended
           to achieve the same level of high quality image, similar to Prestige
           Employment, however it is recognized that building usage and
           functional requirements may require modification.         The following
           exceptions or modifications apply to General Employment:
              i)  In general employment areas some buildings may have smaller
                  office and public entrance components in relation to larger
                  storage areas. Care shall be taken to design and locate office and
                  entrance components to address the street with well-defined
                  massing and increased areas of glazing.
             ii)  Outdoor storage of goods shall be located to the rear and sides of
                  buildings and screened with walls or architectural screens that
                  coordinate with building architecture. Such screening may be
                  supplemented with landscaping.
5.8.3     Prestige Employment

The purpose of this designation is to provide locations in the Town for prestige-
type employment uses that require good access and high visibility along major
transportation routes.

5.8.3.1    The following uses may be permitted within the Prestige Employment
           Designation:

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            i)     A broad range of office uses, excluding those uses that would be
                   considered Major Office uses;
            ii)    Industrial uses similar to those permitted in the General
                   Employment Designation but limited to uses that are contained in
                   wholly enclosed buildings and unlikely to cause significant
                   environmental impacts
            iii)   Accessory and incidental retail sales associated with on-site
                   manufacturing or processing of goods;
            iv)    Service commercial uses that serve other uses in Employment
                   Areas, such as restaurants, banks, automobile service stations,
                   and car washes;
            v)     Recreational uses;
            vi)    Hotels conference and convention centres.

Urban Design Policies
5.8.3.2   Buildings that are located with prominent visibility from major arterial
          roads, highways and their intersections should be designed to establish a
          distinct, attractive, prestigious business image, characterized by a high
          quality of architectural expression.
5.8.3.3   Buildings shall be designed to create visual interest and building
          recognition, created through the building’s layout and volume, massing,
          material variations and other details.
5.8.3.4   Buildings shall be sited near the street line to reinforce the streetscape
          and promote a pedestrian scale.
5.8.3.5   Sites and buildings shall be designed so that major entrances, major
          public areas of buildings and office components address the adjacent
          street. Street frontage of buildings shall be characterized by high
          architectural quality and increased areas of glazing.
5.8.3.6   The facades of buildings that face existing residential public areas, or are
          visible within prominent vistas from publicly-accessible natural areas or
          public open spaces, shall have upgraded architectural design with a level
          of articulation that prevents views of blank walls from these adjacent
          uses.
5.8.3.7   Streetscapes should be developed with a high quality of landscape
          design, streetscape elements and signage. Collector roads and major
          intersections should be treated with a distinctive public realm design.
5.8.3.8   Direct pedestrian connections from building main entrances to public
          sidewalks, transit areas and other amenities shall be required.
5.8.3.9   Block planning of employment areas shall design for convenient and
          safe access for pedestrians to transit areas and stops. Cycling shall be
          promoted through the incorporation of cycling lanes along collector

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           roads and bicycle storage provisions near pedestrian entrances to
           buildings.
5.8.3.10 Parking areas shall be located at the rear and sides of buildings. Parking
         near building entrances shall be limited to small visitor parking areas.
         Views of all parking areas shall be screened through a variety of
         landscape and built form measures.
5.8.3.11 Large parking areas should be separated with landscaped buffers and
         landscaped strips. Tree planting within islands and around parking areas
         is encouraged to increase the urban canopy. Low Impact Development
         measures such as pervious paving and bioswales shall be incorporated to
         minimize stormwater run-off.
5.8.3.12 Loading and service areas shall be screened from view of the adjacent
         streets, preferably located to the rear of buildings.
5.8.3.13 Open storage of goods in Prestige Employment is not permitted.
5.8.3.14 Prestige employment / office buildings should incorporate innovative
         architectural design to meet the sustainable design objectives and criteria
         of Section 2.4.
5.8.3.15 Block planning of employment areas shall make connections, where
         appropriate, to adjacent open space systems. Building design with
         frontage along natural areas shall afford views of natural areas and,
         where appropriate, provide access and/or outdoor amenity space
         adjacent to natural features.
5.8.3.16 Lighting should provide safe illumination for motorists and pedestrians,
         enhance architectural and natural features and provide a distinct site
         identity. Lighting shall not over-illuminate properties, nor have
         spillover to adjacent properties.
5.8.3.17 Employment areas shall be identified with clear, well designed
         monument or building wall signs that complement the built form.


5.8.4     Major Commercial Designation Within Employment Areas

5.8.4.1    Major Commercial may be designated in an Employment Area on lands
           abutting Green Lane, and only during the preparation of a Secondary
           Plan, where it has been demonstrated to the satisfaction of the Town
           that:
             i) The designation of land is within the Major Retail land forecast of
                 this Plan;
             ii) The range, scale and extent of commercial uses shall be consistent
                 with the findings and recommendations of the Town-Wide
                 Commercial Needs Study in accordance with Section 5.9.3.2;


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            iii) There are no more appropriate locations to designate lands for
                 Major Commercial in the Community Area;
            iv) The development of the lands will not undermine the stability of
                 the Employment Area, particularly with regard to industrial uses;
            v) The function of other economic activities within Employment
                 Areas and the economic health of nearby retail commercial
                 shopping areas will not be adversely affected;
            vi) Sufficient transportation capacity, including transit service, is
                 available to service development of the lands.

5.8.5     Employment Area Conversion
5.8.5.1    The Town will not consider the conversion of employment lands to any
           other land use, nor consider the addition of land uses not permitted in the
           Employment Area section of this Plan, except as part of a municipally-
           initiated comprehensive review pursuant to the policies of the Provincial
           Policy Statement and Growth Plan.
5.8.5.2    An amendment to this Plan to change the designation of lands from
           Employment Area to any other designation or to add permitted uses shall
           occur in conformity with the requirements of the Planning Act, Growth
           Plan for the Greater Golden Horseshoe, Provincial Policy Statement
           and all other applicable legislation.
5.8.5.3    An application to change the designation of lands within an Employment
           Area to a designation other than those listed in this Section shall require
           the submission of a report or series of reports which provides adequate
           information to determine that the land is not required for employment
           purposes over the long term.
5.8.5.4    Without limiting the items to be considered in a municipal
           comprehensive review or when processing an application, the following
           items shall form the basis for consideration of any application to convert
           Employment Area land:
            i) there is a need for the conversion;
            ii) the quantity of remaining land within Employment Areas is
                 adequate to meet the employment forecasts allocated to the Town
                 by the Region;
            iii) the conversion will not undermine the stability of the Employment
                 Area, particularly with regard to industrial uses;
            iv) the function of other economic activities within Employment Areas
                 will not be adversely affected;
            v) there is existing or planned infrastructure to accommodate the
                 proposed conversion;
            vi) cross-jurisdictional issues have been considered.

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5.9 COMMUNITY AREA LAND USE POLICIES
Community Areas are where people live and conduct all the activities of everyday
life. Lands within the Community Areas, as shown on Schedule A, will contain a
wide variety of uses. These uses will provide a range of housing types to provide
housing for people at all stages of life and ranges of income. They will also
include a full range of population related employment, institutional, and
recreation uses.
Development in Community Areas should provide a full range of public amenity
space, including public art installations, which are connected by the Town-wide
trail and bicycle network. This fulsome public realm will encourage active
recreation and socialization in Community Areas by providing a non-automobile
based system for moving people through the community, and places of interest
and beauty as destinations.
It is intended that Centres and Corridors provide for the majority of medium and
high density housing and resident’s weekly needs such as employment,
secondary/private education, community level recreation and parks,
entertainment, shopping, personal services and worship. The remaining areas are
intended to become neighbourhood areas, providing predominantly low density
housing areas that also provide for resident’s daily needs such as convenience
commercial, primary education, and neighbourhood parks.

5.9.1.1     The land use designations permitted within Community Areas are:
               i) Commercial Land Use Designations;
               ii) Mixed Use Land Use Designation;
               iii) Residential Land Use Designations;
               iv) Institutional Land Use Designations.
5.9.1.2     Secondary Plans for lands within Community Areas shall identify
            appropriate locations for low, medium, high density residential, mixed
            commercial/residential, office, and commercial retail uses.
5.9.1.3     Secondary Plans shall identify the location of local convenience
            commercial centres accommodating small groups of local
            convenience shops each of which is limited in size, and may be
            permitted in mixed use form at grade level within residential buildings
            or stand alone sites pursuant to the provisions of the Zoning By-law.
5.9.1.4     The location of parks, schools and other community uses shall be
            identified as part of the Secondary Plan process and finalized through
            the Block Plan process. The location of these uses will generally
            conform to the use specific policies contained within this Plan.
5.9.2 Local Centre Land Use Designation
The Local Centre designation, shown on Schedules C-1, C-2, C-3 and D-1,
identifies concentrations of residential, human service, commercial and office

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activities that serve the adjacent community and provide day-to-day goods and
services to residents and employees. These areas contribute to the vitality of their
surrounding communities and therefore, the function and design of facilities in
these areas are expected to be important in the development of the character and
identity of each individual community.

Local Centre areas vary from areas adjacent to old mainstreets that naturally
evolve as Secondary Plan Areas mature, to intensive clusters of activity in new,
emerging communities. Local Centres may accommodate growth and a broader
mix of uses, particularly if they are to be served by public transit.

5.9.2.1     Permitted uses shall include a wide range of uses, including retail
            stores, personal service shops, restaurants, business and professional
            offices, medical clinics, mixed uses, residential units or apartments
            within commercial buildings, as well as religious, recreational,
            educational, and cultural facilities; and police and fire services.
5.9.2.2     Local Centres shall provide for pedestrian spaces and squares to
            promote a pedestrian-friendly environment.
5.9.2.3     Uses that are prohibited within Local Centres shall include outdoor
            storage, service stations, gas bars, any use that includes a drive thru,
            car washes, self storage and generally any use that is primarily
            automobile oriented.
5.9.2.4     Outside storage associated with commercial uses may be permitted for
            seasonal uses such as accessory garden centres subject to the
            provisions of the Zoning By-law.
5.9.2.5     Infilling or redevelopment of lands designated Local Centre shall be
            done so as to preserve, complement, and if possible, enhance the
            historical and/or architectural character of the Existing Secondary Plan
            Areas.
5.9.2.6     Development and redevelopment, including infilling, shall be
            encouraged to be of a scale and design which will retain, complement
            and, if possible, enhance the historical and architectural characteristics
            of existing Local Centres. Among the specific requirements are the
            following:
            i)    the sensitive location, limited extent and effective buffering of
                  parking facilities, and in particular the avoidance of front yard
                  parking, so as to not detract from historic streetscapes and
                  buildings;
            ii)   the consistency of setbacks and continuity of character, in order
                  to maintain and restore pedestrian-oriented streetscapes to the
                  core, and the encouragement of pedestrian activity by providing

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                   linkages between the core and adjacent areas of residential or
                   other development; and
            iii)   compliance with the heritage policies of Section 4.4 of this Plan.
5.9.2.7        Development of land uses within a Local Centre area shall be
               comprehensively designed to ensure compatibility between adjacent
               buildings and uses. Development in this area shall satisfy the
               following general design criteria:
               i)    The maximum height of buildings shall be 4 storeys, except for
                     ornamental structures such as clock towers which may be higher.
              ii)    Development shall be designed to provide for an attractive
                     streetscape oriented to pedestrian traffic rather than automobiles.
                     To that end, the majority of the parking areas provided for all
                     uses in the Local Centre area shall be removed functionally or
                     physically from the streetscape, although limited on-street
                     parking may be permitted by Council;
            iii)     The size and context for development should be in relation to the
                     surrounding community and corridors;
             iv)     Within existing areas, traditional mainstreet areas shall be
                     revitalized and preserved to reinforce the character of the
                     mainstreet;
              v)     Cultural heritage resources should be conserved and where
                     possible, enhanced;
             vi)     Architectural design and building materials shall be compatible
                     with adjacent buildings and uses;
            vii)     Streetscape amenities, such as benches, street trees, waste
                     receptacles, lighting, shelter and public art, should be provided;
           viii)     Transit facilities should be easily accessible to pedestrians;
             ix)     Focal points of community activity should be established;
              x)     The surrounding areas should relate to and be efficiently
                     connected with Local Centres through the integration of bicycle
                     and pedestrian trail systems;
             xi)     All utilities shall be provided underground.

5.9.2.8      The Town may consult with the heritage advisory committee to
             encourage adaptive reuse of historical structures within Local Centres.
5.9.2.9      The Town may designate car-free zones or pedestrian streets within
             Local Centres to encourage pedestrian-friendly environments.
5.9.2.10     In Local Centres sidewalks should be wide enough to allow for
             pedestrian passage, retail displays, street furniture, landscaping, patios
             and outdoor dining.



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5.9.2.11    The Town may incorporate a provision in the Zoning By-law for lower
            parking standards or accept cash-in-lieu of parking in the Local
            Centres to encourage development.
5.9.2.12    The Town shall work with York Region Transit and VIVA to expand
            transit services within Local Centres.
5.9.2.13    The Town may explore Tax Increment Financing (TIF) to promote
            private sector improvements to existing building stock and revitalize
            existing Local Centre areas.
5.9.2.14    The Town may establish Business Improvement Areas (BIAs) in Local
            Centres to help promote and support local businesses in these areas.
5.9.2.15    The Town shall encourage coordination, by local business persons or
            owners, of such things as signs, building facades, lighting, street
            furniture, landscaping and general maintenance.
5.9.2.16    Existing Local Centre areas in the communities of Mount Albert,
            Holland Landing and Sharon are unique in terms of built form, and as
            such all or a portion of the individual Local Centre areas may be
            studied for a future Heritage Conservation District designated
            pursuant to Part V of the Ontario Heritage Act.
Mount Albert
5.9.2.17    The Town recognizes the maintenance of the economic viability and
            character of the Local Centre as being of primary importance in
            considering new commercial developments in Mount Albert.
Holland Landing
5.9.2.18    The Local Centre in Holland Landing contains many of the remaining
            elements of the original nineteenth century settlement of Holland
            Landing and future development and redevelopment shall recognize
            and enhance the unique historical and architectural character and
            features of this area.
5.9.2.19    The historic Yonge Street core shall become more accessible for
            existing and new residents, to facilitate it becoming a true centre of
            activity for the community.
Sharon
5.9.2.20    Development within the Local Centre in Sharon shall recognize the
            unique nature of this area and provide for the protection and
            enhancement of its historical and architectural features. The reuse of
            existing buildings in a manner which is compatible with the heritage
            character of the community shall be encouraged.
5.9.2.21    Development of permitted uses within existing buildings or which
            require minor modifications to existing buildings shall be encouraged
            and shall generally be permitted without an amendment to the Zoning
            By-law once the by-law is amended to bring it into conformity with


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             this Plan and provided that adequate services and parking are
             available.
5.9.2.22     New development shall be designed in keeping with the character of
             surrounding development and shall be evaluated based on submission
             of the following information:
                   i)    detailed site and landscape concept plans for the site which
                         includes information on how the development will be
                         integrated with the surrounding portions of the Local Centre
                         and,
               ii)       perspective drawings of the proposed buildings.
5.9.2.23     Applications for new development within the Local Centre of Sharon
             shall satisfy the applicable policies of this Plan and the following
             criteria:
              i)        be adequately serviced with municipal water and private sewage
                        systems with provision for connection to municipal sewage
                        services when such become available;
             ii)        be designed to mitigate any impacts on adjacent residential
                        development through separation distances, landscaping and
                        fencing and other measures;
            iii)        be designed in keeping with the heritage character of the
                        surrounding area;
            iv)         not exceed a height of two storeys, although consideration may
                        be given to development with a height of three storeys based on
                        the submissions in subsection iii), particularly the relationship to
                        the adjacent development;
             v)         include no open storage of vehicles, machinery or equipment,
                        including parking lots in the front yard and screen any open
                        storage, other than parking lots in side yards;
            vi)         maximum floor space index of 0.5 for non-residential
                        development;
           vii)         maximum density of 32 units per net hectare for residential
                        development; and,
           viii)        demonstrate that the development is integrated with adjacent
                        lands wherever feasible with respect to parking, landscaping,
                        and pedestrian and vehicular circulation systems.
Queensville
5.9.2.24     A Concept Plan must be prepared and approved by Council for the
             Local Centre in Queensville.


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5.9.2.25     A range of residential uses, in keeping with the character of the
             Queensville Local Centre area, may be developed at an average
             density of 37 units per gross residential hectare. Some of these
             residential uses may be developed in conjunction with commercial
             facilities, and in those circumstances a maximum of 75 per cent of the
             gross floor area of any building may be used for residential purposes.

5.9.3     Commercial Land Use Designations
The designation of lands for commercial uses is important in creating a complete
community. The creation of a hierarchy of commercial designations will provide
a decision making framework that will provide services to local residents and
businesses and provide for a diversified tax base. Commercial uses contribute to
a sustainable community by providing locations for residents and businesses to
meet their daily needs, opportunities for social interaction and diversified tax base
for the Town.

5.9.3.1      The Commercial Land Use Designations are:
               i)   Major Commercial;
              ii)   Community Commercial;
             iii)   Neighbourhood Commercial;
             iv)    Convenience Commercial.

5.9.3.2      Prior to the approval of any development involving large-scale
             commercial uses, Council shall prepare and adopt a Comprehensive
             Town-wide Retail Commercial Needs Study to address the following:
             i)     The hierarchy of Retail Commercial land uses in consideration
                    of the planned function of the Town’s urban structure
                    identified on Schedule A;
             ii)    Assess the land requirements within the planning horizon of
                    this Plan for each type of retail commercial use.
5.9.3.3      The design of commercial development shall be based on contributing
             to the unique character of their communities and providing strong
             pedestrian environments. Their urban design shall address:
             •    Site Planning
             •    Setbacks
             •    Built Form and Massing,
             •    Parking and Service Areas
             •    Landscaping and Lighting
             •    Signage
5.9.3.4      Buildings shall be located close to the primary street frontage with
             entrances, entrance features and glazing facing the public realm. In
             general, buildings shall occupy major amounts of the street frontage.

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5.9.3.5     Where commercial uses are developed on self-contained, distinct
            commercial sites, site planning and building design shall promote
            pedestrian comfort and shall be based upon street-related, pedestrian-
            scaled building design both internally and to perimeter streets. This
            will promote convenient and safe pedestrian movement both to the site
            and within it.
5.9.3.6     Commercial sites shall be planned to support pedestrian use of transit
            through the convenient and accessible locations of buildings in relation
            to transit stops and with direct pedestrian connection to such stops.
5.9.3.7     Setbacks for commercial buildings shall be established to reinforce the
            street edge and be compatible with the adjoining street type and scale.
5.9.3.8     Architectural design shall create visual interest and building identity
            through the building’s layout and volume, or massing, with details
            such as fenestration, changes in wall planes, projecting elements, roof
            elements and overhangs and change in materials to prevent large,
            uninterrupted expanses of wall surfaces and appearance of buildings as
            unarticulated “boxes”.
5.9.3.9     As appropriate to the building design, elements of increased height are
            encouraged at corner, entrance and/or focal locations.
5.9.3.10    Parking shall be located at the interior or rear of blocks wherever
            possible. Limited parking between the street edge and building may
            be explored to promote economic development of sites. In such cases,
            high quality landscaping at the street edge will be required to mitigate
            the view of parking from the street.
5.9.3.11    Parking areas shall be designed with internal landscaped strips and
            islands, to increase the urban canopy, and paving areas shall be
            development with Low Impact Development measures to minimize
            stormwater runoff and reduce heat island build-up.
5.9.3.12    Service and loading areas shall be located away from street frontages
            to minimize views from adjacent streets. Location to the rear or sides
            of buildings is preferable wherever possible. Such service areas may
            require screening with walls and landscaping that is compatible with
            the adjacent building design. Outside storage of goods and waste and
            recycling will not be permitted.
5.9.3.13    Streetscape design and internal landscaping in commercial areas shall
            reflect their focal importance in the daily life of the community
            through the provision of a high quality of landscape design.
5.9.3.14    Quality landscape design shall be achieved through the provision of
            wide sidewalks to accommodate increased pedestrian and commercial
            activity, the provision of places to sit, the use of diverse paving and



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            high quality landscape materials, and the provision of street
            furnishings and pedestrian scaled lighting.
5.9.3.15    Lighting of commercial areas shall be designed as an integral
            component of the overall site design and image. It should provide safe
            illumination for pedestrians and motorists and be used strategically to
            provide a distinct site identity. Streetscape lighting, parking lot
            illumination, building accent lighting and signage illumination should
            be designed together, to create focus and emphasis on site features.
5.9.3.16    Pedestrian-scaled lighting will be required throughout commercial
            sites. Buildings, landscape features and signage should be emphasized
            with accent lighting. Commercial sites shall not be over illuminated
            and shall protect for the “Dark Skies” objectives of this Official Plan.
5.9.3.17    The range of signage shall be coordinated, to create an attractive and
            uncluttered site image.

5.9.3.18 Major Commercial

Major Commercial areas provide suitable locations for commercial uses requiring
large sites and regional access in order to serve a regional market. These
commercial areas are considered major activity centres in terms of size and use
and are intended to serve all of the City as well as population in adjacent
municipalities. These areas provide locations in the Town that offer a wide range
of retail, service commercial and community facilities. It is intended that
development in this area will accommodate large-format retailers who require
extensive sites independent of traditional shopping centres.

5.9.3.18.1 Permitted uses in Major Commercial Areas:
              i) All forms of retail and service commercial uses;
             ii) Supermarkets and grocery stores;
            iii) Financial institutions and services;
            iv) Offices
             v)   Entertainment uses;
            vi) Recreation and community facilities;
           vii) Restaurants.

5.9.3.18.2 Major Commercial areas shall be at least 20 hectares in size and have a
           total gross leasable floor area between 40,000 m2 and 100,000 m2.

5.9.3.18.3 Major Commercial Area uses shall be subject to the provisions of Site
           Plan Control, which shall address the following development
           standards:



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              i)   consideration of the prominence of the location as a gateway to
                   the Town in the approval of massing, site layout and signage;
                   buildings located at corners and intersections should be
                   designed to address and relate to street fronts;
             ii)   adequate landscaping including landscaping along arterial
                   roads and appropriate buffering and setbacks adjacent to sites
                   approved for sensitive land uses, including residential
                   development;
            iii)   adequate and coordinated points of ingress and egress to
                   accommodate circulation and projected traffic demands,
                   including service and loading requirements;
            iv)    appropriate screening of utility areas, refuse storage, rooftop
                   equipment, or permitted areas of outdoor storage;
             v)    safe and convenient pedestrian circulation, including access to
                   public transit locations and from parking areas to the street;
            vi)    access to public transit may include the requirement for on site
                   amenities such as loading areas and shelters;
            vii)   design of parking area to ensure safe, well lighted,
                   conveniently located areas with provision for handicapped
                   parking in suitable locations, typically behind buildings.

5.9.3.18.4 A Market Impact Study shall be required to support any application for
           Major Commercial designation, to be completed by a qualified
           consultant at the expense of the landowner.

5.9.3.18.5 The Market Impact Study shall provide information and analyses that
             establish, to the satisfaction of the Town, the need for the proposed
             use(s) and that the proposed use(s) will not adversely impact the
             planned function of the commercial structure in the market area. The
             following shall be addressed as part of the Market Impact Study:
           i) Identify the type and size of retail facility that is warranted or will
                 be warranted by a certain year;
          ii) Provide updated information on the performance of the Town’s
                 retail sector that may potentially be impacted by the proposal, and
                 identify the impact of the proposed development on other retail
                 locations, particularly in the Centres;
        iii) Assess the availability and suitability of the Centres as a location
                 for the proposed development;
         iv) Demonstrate to the satisfaction of the Town that the proposed retail
                 uses will not have a deleterious impact on the planned function of
                 the Town’s commercial structure, particularly the Centres;
          v)     Enable the Town to identify the specific requirements and
                 limitations which should be included in the amendment to this


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              Plan, Zoning By-law amendments, site plans and agreements, or
              otherwise made a condition of approval.

5.8.3.18.6 The Town shall recognize existing commercial land uses designated
           Major Commercial Special Study Area, and allow for the processing of
           a site-specific amendment to this Plan, subject to the following
           criteria:
             i)     Development approval shall require a Retail Commercial
                    Analysis and Market Study to the satisfaction of the Town;
             ii) The owner shall prepare to the satisfaction of the Town a
                    development phasing plan which demonstrates the long term
                    development of the site in keeping with the policies of this
                    Plan.

5.9.3.19 Community Commercial Designation
Community Commercial areas provide uses that serve the weekly shopping and
service needs of residents of the Town. These shopping areas serve as focal points
for activity for surrounding residential neighbourhoods and businesses. It is
intended that development in this area will accommodate shopping centres
anchored by a one or more larger users.

5.9.3.19.1 Permitted uses in Community Commercial areas:
               i) All forms of retail and service commercial uses;
              ii) Shopping centres;
            iii) Supermarkets and grocery stores;
             iv) Financial institutions and services;
              v)  Offices;
             vi) Entertainment uses;
            vii) Recreational and community facilities;
           viii) Restaurants.

5.9.3.19.2 Community Commercial areas shall be between 10 and 20 hectares in
           size and have a total gross leasable floor area between 20,000 m2 and
           40,000 m2.


5.9.3.20 Neighbourhood Commercial Designation

Lands designated Neighbourhood Commercial are intended to provide a limited
range of convenience type retail and services to provide for weekly and daily
needs within walking distance of adjacent neighbourhoods. It is intended that
development in this area will accommodate shopping centres that are smaller than



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in the Community Commercial designation and that are comprised of a number of
smaller users.

5.9.3.20.1 Permitted uses include:
              i) Limited range of small-scale retail and service commercial
                  uses;
             ii) Community facilities;
            iii) Restaurants;
            iv) Business and professional offices.

5.9.3.20.2 Neighbourhood Commercial areas shall be between 1 and 10 hectares
           in size and have a total gross leasable floor area between 1,500 m2 and
           20,000 m2.

5.9.3.21 Convenience Commercial Designation

Lands designated Convenience Commercial are intended to provide a limited
range of convenience type retail and services to provide for weekly and daily
needs within neighbourhoods. It is intended that development in this area will
accommodate small groupings or individual buildings that are compatible with,
and can be incorporated into predominantly residential neighbourhoods.

5.9.3.21.1 Permitted uses include:
              i) Limited range of small-scale retail and service commercial
                  uses;
             ii) Community facilities;
            iii) Restaurants;
            iv) Business and professional offices.

5.9.3.21.2 Convenience Commercial areas shall be no larger than 1 hectare in
           size and have a total gross leasable floor area no greater than 1,500 m2.

5.9.3.22 Mixed Use Designation

Mixed Use areas accommodate the blending of residential, population-related
employment, and recreation and entertainment uses. The intent is that these areas
provide opportunities for residents to engage in a range of social and economic
activities in close proximity to each other, thereby minimizing dependency on the
automobile and creating attractive areas that support activity throughout the day
along transit routes.

To focus the potential of these areas to create activity and support transit in
achieving the Town’s overall Urban Structure, Mixed use areas should generally
be located in a centre or corridor. Area specific policies and relating to permitted

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uses and the scale and intensity of development will be determined through the
Secondary Planning process.

5.9.3.22.1 Permitted uses include:
            i) Limited range commercial uses, excluding Major Commercial;
           ii) Residential uses;
          iii) Institutional uses;
          iv) Parks and open space.

5.9.4   Residential Land Use Designations

Residential areas provide for housing and other land uses that are part of
neighbourhoods. Housing may take many forms, ranging from detached homes to
apartment structures. To provide opportunities for a broad range of residential
uses that accommodate a mix of housing types and tenures, three residential land
use designations are permitted in this Plan.

The Residential Land Use Designation are:
             i) Low Density Residential;
            ii) Medium Density Residential;
           iii) High Density Residential; and
           iv) Estate Residential.

The policies of this Plan shall:
   i) Encourage new residential development and intensification within the
        Urban Area in accordance with the growth forecasts of this Plan;
   ii) Encourage a strong live/work relationship in the Town by providing a
        variety of housing that reflects the socio-economic and demographic
        characteristics of residents;
   iii) Provide housing opportunities in proximity to employment areas,
        population-related employment uses, such as shopping and public
        services, and recreational areas to reduce travel times;
   iv) Encourage the integration of a wide range of housing types and tenure and
        discourage large concentrations of higher density residential blocks;
   v) Provide opportunities for residents to meet daily needs within
        neighbourhoods including convenience commercial, office and personal
        services, institutional and recreational uses;
   vi) Provide housing opportunities and community design and layout that
        encourage the usage of public transit, pedestrian and bicycle
        transportation networks and decrease dependence on the automobile;



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General Policies for all Residential Designations
5.9.4.1     A minimum of 60 percent of the net residential area of the lands
            designated Residential shall be developed for Low Density Residential
            uses and a minimum of 20 percent shall be developed for Medium to
            High Density Residential uses.
5.9.4.2     Street-oriented Medium Density Residential uses shall be interspersed
            within Low Density Residential uses, such as single and semi-detached
            dwelling units, in small blocks throughout the Secondary Plan. The
            maximum size of any form of Medium Density Residential area shall
            be 2.0 hectares of net residential area. Separation between Medium
            Density Residential areas shall take the form of Low Density
            Residential development which is ideally a minimum of two
            residential lot depths wide, parks, convenience commercial or
            institutional uses.
5.9.4.3     Standards and requirements for the development in Residential
            designations may be established in the Zoning By-law, in one or more
            zoning categories reflecting the range of densities and forms which are
            appropriate for each designation.
5.9.4.4     The overall density of development within the Secondary Plan Areas
            shall occur so as to contribute to an overall minimum population
            density of 50 people per hectare in the Town.
5.9.4.5     In the allocation of uses and the design of residential developments,
            measures shall be taken to ensure the appropriate compatibility of
            nearby uses.
5.9.4.6     Residential developments shall have regard for existing and potential
            sources of noise, visual, traffic and pollution related nuisances and
            hazards arising from any nearby Commercial, Employment,
            Institutional, Open Space or Rural land uses, as well as transportation
            facilities.
5.9.4.7     Residential development in areas where adjacent lands have or will
            have substantially different lot area or density characteristics, may be
            required to observe transitional densities, whereby an intervening area
            is developed with minimum net lot areas or maximum net densities
            midway between the differing lot area or density characteristics of the
            adjacent lands.
5.9.4.8     Notwithstanding the provisions of Section 5.9.4.1, it is recognized that
            existing development may not comply with these provisions,
            especially those related to servicing. Until such time as full municipal
            servicing is available, the use of land within areas not fully serviced by
            municipal water and sewer shall only occur pursuant to the provisions
            of this Plan.


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5.9.4.9     In areas not serviced by municipal water and sewage disposal, all
            development shall require the issuance of a Certificate of Approval for
            the sewage disposal system by the Town.
Urban Design Policies for Residential Areas
5.9.4.10    Residential development in community areas shall include a range of
            densities, to provide a diverse selection of housing type and tenure
            within each neighbourhood.
5.9.4.11    Higher density housing forms shall generally be located in centres and
            corridors, as frontage along major transportation routes and abutting
            non-residential uses.
5.9.4.12    Lower density housing forms shall be developed at the edge of
            existing residential communities and along edges abutting natural
            heritage system; medium density may also be considered in these areas
            where appropriate transitions can be created.
5.9.4.13    Blocks shall be developed to create a gradient or transition of higher
            densities to lower densities.
5.9.4.14    Entrances to all lower density dwelling units, and medium density and
            higher density residential buildings shall face the street.
5.9.4.15    Residential streetscapes shall have a diverse character by encouraging
            a mix of housing type and lot widths along streets, and within blocks.
5.9.4.16    Residential buildings shall be developed with a high quality of
            materials and architectural detailing. To create visually interesting and
            attractive streetscapes, house designs should incorporate residential-
            scaled features and details such as varied roof and cornice lines, front
            porches, bay window, other window projections and detailing and
            corner elements.
5.9.4.17    The presence of garages in the streetscape shall be minimized by
            prohibiting garages from projecting beyond the front of the house face.
            A variety of parking strategies should be explored for low density
            housing, including attached garages, attached recessed side yard
            garages, rear yard garages, and laneway-access garages.
5.9.4.18    The proportion of the garage door in the overall house façade width
            shall be limited by the provisions of the Urban Design Guidelines to
            prevent predominance of garages within the streetscape.
5.9.4.19    Medium and high density multiple-family residential buildings shall be
            developed to the same level of façade articulation and diversity of
            architectural form and detail as grade related forms of lower density
            housing. The articulation of massing and features such as such as roof



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            forms, cornice lines, entrances, balconies, window proportions and
            detailing contribute to the development of attractive streetscapes.

Permitted Uses in all Residential Areas

5.9.4.20    The following uses may be permitted in Residential designations
            subject an amendment to the Zoning By-law:
              i)    Accessory apartments;
             ii)    Home occupations;
             iii)   Neighbourhood Parks;
             iv)    Public and institutional uses that are complementary to and
                    compatible with the basic residential function of the area, such
                    as elementary schools and community-scale places of worship;
              v)    Local commercial and neighbourhood uses which serve the
                    day-to-day need of the local area.

5.9.4.21 Low Density Residential
Lands designated Low Density Residential provide opportunities for the creation
of neighbourhoods comprised of ground-related housing and other compatible
uses that provide for the day-to-day needs of residents.

In addition to residential development this includes providing opportunities for
home occupations including professional offices, convenience commercial uses,
local-scale institutional uses, and recreational uses that serve the surrounding
community.

5.9.4.22    Permitted Uses:
                i) Ground-oriented housing units, such as single and semi-
                   detached dwellings and townhomes;
               ii) Garden Suites;
             iii) Convenience Commercial Uses;
              iv) Group homes pursuant to Section 5.12.5;
               v)  Home occupation uses pursuant to Section 5.12.4;
              vi) Accessory uses;
             vii) Local-scale institutional and recreational uses such as
                   elementary schools, and neighbourhood parks;
            viii) Places of Worship.
5.9.4.23    Low Density Residential areas may be developed to a residential
            density ranging between 12 and 30 units per net hectare.
5.9.4.24    Except in instances where environmental features or previous
            development patterns prevent through streets, the use of cul-de-sacs

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            and crescents should be minimized when designing the internal local
            road network.
5.9.4.25    Rear or back lotting of dwelling units within Low Density Residential
            designation onto arterial and collector roads shall not be permitted.
5.9.4.26    New development abutting existing residential development shall be
            sympathetic to existing development and shall be compatible with
            regard to scale and urban design;
5.9.4.27    Townhomes should be located in close proximity to community
            infrastructure and natural amenities and should not be clustered into
            groupings of more than 8 units to a block.
5.9.4.28    Infilling of vacant lots and intensification of existing properties is
            encouraged in the Low Density Residential designation; subject the
            intensification policies of this Plan.

5.9.4.29 Medium Density Residential
Lands designated Medium Density Residential provide for non-ground-oriented
forms of housing at densities that make efficient use of land and that support
transit. It is intended that these areas will be integrated into low-density
residential neighbourhoods to provide for a mix and range of housing type and to
support local transit service. It is also intended that these areas be planned to
occur in corridors and centres to provide an attractive urban face to the
municipality.

5.9.4.30    Permitted Uses:
               i) Non-ground-oriented housing units such as apartments up to a
                   maximum of 13 metres (4 storeys) in height;
              ii) Seniors or other forms of assisted and special needs housing
                   such as group homes, rest/retirements homes and long-term
                   care facilities;
             iii) Convenience Commercial Uses;
             iv) Local-scale institutional and recreational uses such as
                   elementary schools, and neighbourhood parks;
              v)   Home occupations in accordance with Section 5.12.4.
5.9.4.31    Medium Density Residential areas may be developed to a residential
            density ranging between 30 and 80 units per net hectare.
5.9.4.32    Infilling of vacant lots and intensification of buildings for residential
            purposes is encouraged in Medium Density Residential designation,
            subject to adequacy of services, built form considerations and housing
            needs.




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5.9.4.33 High Density Residential
Lands designated High Density Residential provide opportunities for non-ground-
oriented forms of housing at the highest densities permitted in this Plan. It is
intended that these areas will be directed to centres and corridors and will be
focused in centres to concentrate activity and support the viability of mixed use
development, and promote higher-order transit delivery in the Town.

5.9.4.34    Permitted Uses:
               i) Non-ground-oriented housing units such as apartments with a
                   minimum of 13 metres (4 storeys) in height up to a maximum
                   of 40 metres (12 storeys) in height;
              ii) Seniors or other forms of assisted and special needs housing
                   such as group homes, rest/retirements homes and long-term
                   care facilities;
             iii) Convenience Commercial Uses;
             iv) Local-scale institutional and recreational uses such as
                   elementary schools, and neighbourhood parks;
              v)   Home occupations in accordance with Section 5.12.4.
5.9.4.35    High Density Residential areas may be developed to a residential
            density ranging between 80 and 150 units per net hectare.
5.9.4.36    Buildings shall be sited to ensure that there will be minimal adverse
            impacts on Low Density Residential Areas.
5.9.4.37    Access to arterial and collector roads for high density residential uses
            may be permitted, subject to the preparation of a traffic study and
            approval by the jurisdiction having authority.

5.9.4.38 Estate Residential
The purpose of this designation is to provide policies governing that land use of
existing estate residential areas in the Urban Area. It is intended that no new
Estate Residential areas will be designated or developed within the Urban Area.

5.9.4.39    Permitted Uses:
               i) Single detached dwellings;
              ii) Garden Suites;
             iii) Home occupations in accordance with Section 5.12.4.
5.9.4.40    Estate Residential areas are permitted to be developed up to a
            maximum density of 12 units per net hectare.
5.9.4.41    Development shall be compatible with the scale and urban design of
            existing dwelling units.
5.9.4.42    Infill development is permitted in the Estate Residential designation
            subject to:

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              i)   receiving a Certificate of Approval for the sewage disposal
                   system from the Town;
             ii)   the provision of on-site services does not adversely affect the
                   existing water supply for other homes in the development;
            iii)   is located on an existing local road;
            iv)    is located between two other existing lots of record within the
                   Estate Residential Designation;
             v)    complies with Minimum Distance Separation requirements;
            vi)    such development may be permitted subject to the developer
                   submitting a detailed hydrogeological report to the satisfaction
                   of the Region of York and the Ministry of the Environment
                   indicating that development will not result in interference to
                   the ground water table, neighbouring wells or surface waters.
                   In addition, the developer shall submit any other reports
                   required by the Region of York.
5.9.4.43    Notwithstanding with any other policy of this Plan, lands designated
            Estate Residential on Schedule C and located within the Central
            Secondary Plan, as shown on Schedule B, and which provide key
            municipal infrastructure and/or community benefit to the Town, shall
            be considered for development approvals and servicing allocation
            subject to the provision of Section 5.3.35.

5.9.4.44 Affordable Housing
The Provincial Policy Statement requires that a suitable proportion of new
housing within the Town be affordable. In order to comply with the Provincial
Policy Statement it is necessary to provide a variety of housing types for various
income levels. When providing affordable housing, it should be integrated into
the overall housing stock of each development.

5.9.4.45    The Town may require an applicant to provide an appropriate amount
            of affordable housing in each Secondary Plan, specific details of the
            methods used to provide affordable housing will be determined as part
            of the Secondary Plan approval process.

5.9.4.46    The Town may adopt a housing strategy. This housing strategy shall
            conform to standards established by the Province and may establish
            various housing targets for the Town.

5.9.4.47    The Town may permit alternative development standards to facilitate
            housing affordability objectives in accordance with the principles of
            sustainability.




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5.9.5     Institutional and Community Uses
Institutional uses can be either owned and operated by a public body, such as the
Town or Region; or may be a quasi-public use such as places of worship and
community halls. The purpose of this Section is to define the appropriate location
and development standards for these uses and ensure that adequate lands are
available for institutional uses to meet the needs of the Town’s residents and work
force.
5.9.5.1 The following designations are to be used to implement the institutional
           goals and policies of this Plan:
              i) Educational Facilities;
              ii) Post-Secondary Institution;
              iii) Places of Worship; and,
              iv) Community Uses.
5.9.5.2      Secondary Plans shall provide lands for institutional uses pursuant to
             the provisions of this Plan.
5.9.5.3      Some institutional uses are permitted within other land use
             designations as indicated and implemented through the Town's Zoning
             By-law.
5.9.5.4      All institutional uses should be located close to public transit and
             pedestrian links.
5.9.5.5      Community facilities such as: places of worship, day nurseries,
             libraries, police stations, recreational facilities including swimming
             pools, rinks and gymnasia, and community meeting places should
             preferably locate close to other community activities where they will
             complement each other.
5.9.5.6      Institutional sites will be placed in separate zoning categories in the
             Zoning By-law to reflect the variety of uses to be permitted.
             Amendments to the By-law may be site specific in nature to reflect the
             needs of the specific use for parking and buffering and any other
             applicable considerations.
5.9.5.7      Vehicular access to institutional uses shall be located and designed to
             discourage the related vehicular traffic from penetrating or congesting
             residential neighbourhoods.
5.9.5.8      Vehicular access to educational facilities or places of worship,
             wherever possible, shall be from Collector roads, while pedestrian
             access shall be by sidewalks and walkways located to minimize the
             number of Arterial or Collector roads that pedestrians must cross
             enroute to these uses.
5.9.5.9      The scale, bulk and design of all Institutional uses shall be encouraged


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             to be compatible and in harmony with adjacent uses.
5.9.5.10     Council shall, in cooperation with the appropriate organizations,
             encourage the allocation of adequate lands in locations appropriate to
             meet existing and future requirements for educational facilities and
             places of worship.
5.9.5.11     The primary use of lands designated Institutional on Schedules C and
             D-1 shall be for various forms of public, quasi-public and/or private
             educational, health, cultural, recreational, religious or charitable
             institutions or similar organizations providing a public service.
5.9.5.12      Notwithstanding the provisions of Section 5.9.5.11 permitted uses
              may include uses such as, but not limited to:
               i) facilities for:
                     a. public administration,
                     b. education,
                     c. health care,
                     d. recreation,
                     e. cultural and religious activities;
              ii) government offices;
            iii) schools, day nurseries;
             iv) nursing homes;
              v) libraries;
             vi) community centres;
            vii) municipal swimming pools;
           viii) fire halls, police and ambulance stations;
             ix) places of worship; or
              x) a combination of any or all of these uses.
5.9.5.13     In addition to the uses listed above, residential uses such as nursing
             homes, group homes, assisted living homes and emergency or
             transition housing shall be considered institutional uses and may be
             located within an institutional designation or other land use
             designation pursuant to the policies of this Plan and the provisions of
             the Zoning By-law.
5.9.5.14     Planning for and the joint use of facilities provided by different public
             and quasi-public agencies shall be encouraged with particular
             emphasis on community and educational facilities.
5.9.5.15     Where an application to amend this Plan to permit an institutional use
             occurs that is not part of the Secondary Plan process the following
             information shall be provided to the satisfaction of the Town:
              i)    An environmental management plan of the property prepared
                    by a qualified professional which describes the existing and

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                   proposed vegetation, extent of vegetation removal,
                   topography, soil and ground water conditions, environmental
                   impacts and measures to be taken to maintain and enhance any
                   natural areas including watercourses, low-lying areas, areas of
                   steep and/or unstable slopes, flood plains, vegetated areas and
                   wildlife and fishery habitats;
            ii)    A detailed engineering and servicing report prepared by a
                   professional engineer which clearly demonstrates that the
                   proposed lot or lots can be properly serviced by water supply
                   and sewage disposal systems, the stormwater management
                   techniques to be used, and that there will be no adverse effect
                   from the development on the community as it relates to soil,
                   groundwater and surface water;
            iii)   A traffic study prepared by a professional traffic engineer
                   which analyzes the impact of the development on the
                   surrounding road network and establishes any required
                   modifications to the system to alleviate potential impacts.
            iv)    Institutional and Community buildings should be sited near the
                   street frontage, and positioned on their lots to maximize their
                   visibility from surrounding neighbourhoods and encourage
                   axial views to their building features, where appropriate, and
                   interesting vistas from surrounding streets or parks.
            v)     Corner locations of buildings is encouraged as they reinforce
                   streetscapes and terminate neighbourhood views
            vi)    Building siting for these uses shall promote accessability by
                   pedestrians with direct connections from streetscape sidewalks
                   to major entrances. Similarly, transit accessability shall be
                   promoted with direct walkway connections to transit stops.
            vii) Parking areas shall be located at the rear or side yards to
                 minimize their impact on streetscapes. Vehicular circulation at
                 front yards shall be limited to ddrop-off zones.
            viii) The built form development of institutional and community
                  uses should be designed to reflect their landmark status within
                  neighbourhoods. Architectural elements such as prominent
                  building entrances, canopies, large glazed areas, and roof forms
                  can create significant identity for these uses within the
                  community.




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5.9.6     Educational Facilities
The intent of this section is to provide educational facilities that are properly
located and designed in order to meet the needs of the existing and future
residents of the Town.

The Elementary School Site and Secondary School Site designations on Schedule
C are intended to recognize approximate potential locations for secondary and
elementary school facilities.

5.9.6.1      Educational facilities shall primarily consist of elementary and
             secondary schools. These facilities and schools may be either publicly
             or privately funded and shall conform to the policies of this Plan.
5.9.6.2      Future school sites shall be designated during the preparation of
             Secondary Plans and plans of subdivision in consultation with the
             appropriate School Board(s) and are intended to identify the long term
             locational demand for school sites in the context of the planning
             process.
5.9.6.3      The location of any future school site, if shown on Schedule C, is only
             approximate and may change without an amendment to this Plan
             provided all other policies of this Plan are met and general community
             design principles are maintained.
5.9.6.4      The Elementary School Site and Secondary School Site designations
             are symbols, which are an overlay designation denoting the
             approximate preferred locations for elementary and secondary schools.
5.9.6.5      The Town shall encourage the co-ordinated use of recreational space
             and facilities to meet the needs of both the school and the community.
5.9.6.6      Elementary school sites, generally a maximum of 3 hectares in size,
             shall have 140 m (460 ft) of frontage on a Collector Road or a Local
             Road.
5.9.6.7      Secondary school sites, generally a maximum of 7 hectares in size,
             shall have 200 m (656 ft) of frontage on an Arterial Road or a
             Collector Road.
5.9.6.8      Educational facilities are to be located adjacent to public parks where
             possible, and central to the neighbourhood populations they serve.
             Their location should reinforce their role as a vital part of the
             community.
5.9.6.9      School sites should be located such that they are central to the
             community to be better served by transit, school buses and to promote
             walking or cycling, thereby enabling most students to walk to school.
             Their location should minimize the hazards associated with children


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            crossing major roads or rail lines.
5.9.6.10    Elementary School sites should be within 1.6 km of the majority of
            the student population.
5.9.6.11    Secondary School sites should be within 3.2 km of the majority of the
            student population.
5.9.6.12    The specific location, size and configuration of each school site shall
            be consistent with the policies of this Plan and the requirements of the
            respective School Boards and further defined in consultation with the
            appropriate School Boards in the context of the Secondary Plan and
            plan of subdivision process.
5.9.6.13    Where a vacant school site is not required by a Board of Education or
            by a private school, and the Town has determined that the lands are not
            needed for recreational purposes, the lands may be developed in
            accordance with the underlying land use designation without an
            amendment to this Plan.
5.9.6.14    Where a vacant school site is not required by a Board of Education or
            by a private school, alternative uses shall be permitted and shall not
            require an amendment to this Plan, in order of priority as follows,
            pursuant to the policies of this Plan:
               i) Open space uses, particularly parks or open space linkages
                   which contribute to the enhancement of the Natural Heritage
                   System;
              ii) Compatible institutional uses including private elementary
                   schools, places of worship, community service or cultural
                   buildings; and,
             iii) Low density residential uses in accordance with the underlying
                   land use designation on Schedules C, C-1, C-2, C-3 and D-1.
5.9.6.15    Council shall require that all subdivision agreements which contain
            conditions for new school sites contain provisions that require the land
            owners to provide first right of refusal to the Town to purchase
            proposed school sites where the subject lands are no longer deemed
            necessary by the relevant Board of Education.
5.9.6.16    The Secondary School site shown on Schedule C shall act as a reserve
            for a secondary school or municipal institutional facility for a period of
            10 years from the adoption of this Plan. If, after this time, the site has
            not been acquired for institutional uses, the site shall be deemed to be
            designated Low Density Residential and may develop in accordance
            with the policies in Section 5.9.4.19.
5.9.6.17    Commercial uses should not to be located next to elementary schools.
            Commercial uses located immediately next to secondary schools
            should also be avoided. Where a commercial use is within proximity

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             of a secondary school it should be located on the same side of the
             street to minimize mid block crossing by students.
5.9.7     Post-Secondary Institution
5.9.7.1      Lands designated Post-Secondary Institution on Schedule C-2 are
             intended to develop as a single major educational institution.
5.9.7.2      Permitted uses shall include:
                i) Educational facilities;
               ii) Recreational facilities;
              iii) Research facilities;
              iv) Accessory residences; and
               v)   Associated commercial uses serving the population of this
                    major educational institution.
5.9.7.3      Lands within the Post-Secondary Institution designation are not
             subject to any other Phasing Program of this Plan, and may develop at
             any time following the adoption and approval of this Plan subject to
             the availability of services, and the requirements of this Plan.
5.9.7.4      Prior to facilitating the development of the Post-Secondary Institution
             through an amendment to the Zoning By-law, a Master Development
             Plan shall be prepared by the proponent of this major educational
             institution and approved by Council.
5.9.7.5      The Master Development Plan as outlined in the preceding policy,
             shall include information outlining the phasing of development,
             servicing requirements and availability, a Site Plan proposal, and the
             architectural theme of all buildings and structures. In addition,
             development agreements as outlined in Section 8.10 of this Plan, and
             site plan agreements shall be required.

5.9.8     Places of Worship
5.9.8.1      Community-scale Places of Worship shall be permitted to locate in all
             land use designations with the exception of Employment and Future
             Urban Area designations, subject to the policies of this Section and
             other relevant policies of this Plan.
5.9.8.2      Regional-scale Places of Worship may be permitted in land use
             designations as specified below and subject to the policies of this
             Section and other relevant policies of this Plan.
5.9.8.3      Only existing Places of Worship, and expansions permitted by the
             Zoning By-law, as of the date this Plan came into effect, may be
             permitted in other land use designations, subject to this Section and
             other relevant policies of this Plan.


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5.9.8.4     The following planning approvals are required to permit a Place of
            Worship:
             i) For sites in Residential designations:
                    • Official Plan amendment for Regional-scale Places of
                        Worship which are not identified in an approved Secondary
                        Plan;
                    • Hold removal for sites zoned with a ‘hold’ and set aside for
                        a Place of Worship in accordance with the Town’s Site
                        Reservation Policy;
                    • Zoning By-law amendment.
             ii) For sites in Commercial designations:
                    • Official Plan amendment for Regional-scale Places of
                        Worship;
                    • Zoning By-law amendment.
             iii) For sites in Institutional and Community Uses designations:
                    • Zoning By-law amendment.
             iv) For sites in the Rural Planning Area, as identified on Schedule D
                  of this Plan:
                    • Official Plan amendment for Regional-scale Places of
                        Worship;
                    • Zoning By-law amendment
                    • Places of Worship shall not be permitted on lands within 1
                        kilometre of a Settlement Area boundary, as shown on
                        Schedule A of this Plan;
                    • Places of Worship shall not be permitted on lands identified
                        as Greenbelt Prime Agricultural or Specialty Crop Areas as
                        shown on Schedule D of this Plan;
                    • Places of Worship shall meet the provisions of the Oak
                        Ridges Moraine Conservation Plan and Greenbelt Plan and
                        any other relevant policies of this Plan, where applicable;
             v) In addition to the approvals required above, all new Places of
                  Worship or expansions of existing Places of Worship shall
                  require site plan approval, in accordance with the provisions of
                  Section 8.13 of this Plan; and,
             vi) Any proposals for a Place of Worship that does not comply with
                  the locational criteria and provisions in this Section shall require
                  an amendment to this Plan.
5.9.8.5     An application for an Official Plan amendment, Zoning By-law
            amendment or site plan approval for the establishment, or a major
            expansion of a Place of Worship, or an auxiliary use associated with a


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            Place of Worship, shall be evaluated in accordance with each of the
            following criteria:
            i)    Integrated community and recreation facilities of an appropriate
                  scale shall be encouraged and shall be a component of any Place
                  of Worship that is reserved in a Secondary Plan. Public use of
                  such facilities will be encouraged.
            ii) Where a Place of Worship is located in a Residential designation
                  it shall be located:,
                     • On an arterial road; or,
                     • On a major collector road at the intersection with a
                         collector or collector road and at a location which is in
                         proximity to other institutional, commercial, mixed-use or
                         high density residential uses; or,
                     • At a location specifically identified in this Plan or an
                         approved implementing Secondary Plan;
            iii) Where a Place of Worship is located in a Commercial
                  designation it shall be located on an arterial road or a major
                  collector road with the exception that a Community-scale Place
                  of Worship may be located on a collector or local road.
            iv) Where a Place of Worship is located in the Rural Planning Area,
                  it shall be located on an arterial or a major collector road.
            v) The Place of Worship site has adequate and appropriate access
                  for vehicles and is accessible by pedestrians and there is existing
                  or future availability of public transit, within short walking
                  distance.
            vi) Off-street parking and traffic circulation on the Place of Worship
                  site is consistent with the Town’s requirements or is justified to
                  the Town’s satisfaction based on submission of a traffic study
                  and a parking study.
            vii) Shared parking with other uses off-site may be accepted where
                  operating hours of each use are off-set and appropriate
                  agreements and zoning is in place to the Town’s satisfaction.
            viii) The proponent has developed a plan to provide for off-site
                  parking, if required for special events held at the Place of
                  Worship, to the Town’s satisfaction.
            ix) Proposed landscaping, including planting, grading and screening,
                  is appropriate to complement the proposed Place of Worship and
                  surrounding uses.
            x) Buffering, including visual screening, planting and/or fencing,
                  between the proposed Place of Worship use and any adjacent
                  residential use is appropriate.


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            xi)  The Place of Worship building(s) and site shall be designed, both
                 in terms of form and scale, to complement adjacent uses and
                 heritage features and minimize impact with respect to noise,
                 light, traffic and parking
            xii) The Place of Worship building(s) and site design shall be
                 consistent with surrounding development and the policies of the
                 Plan with respect to visual appearance and urban design.
5.9.8.6     The following studies, plans and assessments may be required by the
            Town and shall be completed to the satisfaction of the Town, where
            relevant, as part of the evaluation of the criteria in Section 8:
                  i) Detailed Conceptual Plan or Site plan
                 ii) Parking Study
               iii) Traffic Impact Study
                iv) Acoustic/Lighting Studies
                 v)   Tree Conservation Plan
                vi) Functional Servicing Plan
               vii) Archaeological Resource Assessment
              viii) Heritage Buildings, Structure and Features Assessment
                ix) Other Studies
5.9.8.7     The premises of a Place of Worship shall be used primarily for the
            practice of religious rites, and may include accessory uses that are
            subordinate and incidental to the practice of religious rites. Examples
            of accessory uses include, but shall not be limited to, classrooms,
            assembly areas, a kitchen, a residence for the faith group leader, and
            offices subordinate and incidental to the principal place of worship
            use, but shall exclude any assembly areas with potential occupancy
            greater than the worship area(s).
5.9.8.8     Auxiliary uses to Place of Worship shall require specific zoning and
            Official Plan approval (or approval through Secondary Plans) in
            accordance with the provisions of this Plan. Examples of auxiliary
            uses include, but shall not be limited to, cemeteries, day care centres,
            schools, and assembly areas with potential occupancy greater than the
            worship area(s), such as banquet halls or recreation facilities.
            Applications for auxiliary uses shall be evaluated in accordance with
            the criteria and required studies set out in this Section and any other
            policies in this Plan relating to the proposed use.
5.9.8.9     Parking shall be separately assessed for auxiliary uses.
5.9.8.10    The Town, through the establishment and implementation of a Site
            Reservation Policy for Place of Worship sites, shall (without being
            limited to the foregoing):


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            i)    require allocation of one Place of Worship site per a specified
                  population within a Secondary Plan Area, or a contiguous
                  Secondary Plan Area;
            ii)   specify a period of time that Place of Worship sites will be
                  reserved following approval of the Secondary Plan and/or
                  following registration of associated agreement;
           iii)   require a minimum lot area for reserved Place of Worship sites;
           iv)    allow dual zoning of reserved Place of Worship sites provided a
                  Holding provision is in place. The policy shall specify criteria
                  where the Holding provision can be lifted and when uses other
                  than a Place of Worship may be permitted.
5.9.8.11    Secondary Plans for residential areas shall identify the locations of
            proposed Place of Worship sites and require that the sites be set aside
            in accordance with Council’s site reservation policy. Where Places of
            Worship site locations are shown in the Secondary Plans, these will be
            indicative of the preferred locations, although the sites may be
            modified or relocated to the satisfaction of the Town, without further
            amendment to the Secondary Plan, provided the site size and location
            are consistent with the policies of this Plan and the applicable
            Secondary Plan.
5.9.8.12    The Place of Worship policies of this Plan will be introduced into
            existing Secondary Plan Areas through comprehensive reviews and
            subsequent development approvals.
5.9.8.13    Place of Worship sites identified in Secondary Plans in accordance
            with the Town’s Site Reservation Policy will be incorporated into
            implementing plans of subdivision or other appropriate development
            plans, at locations consistent with the policies of this Plan and the
            applicable Secondary Plan.
5.9.8.14    The Town shall implement a parking standard for Places of Worship
            that addresses, among other matters, the parking required to serve the
            person capacity for which the place of worship is designed and the
            parking requirements for accessory and auxiliary uses. This parking
            standard shall not be applied to Place of Worship uses existing prior to
            this Plan coming into effect, except where changes are proposed to the
            Place of Worship such as increasing the capacity of the worship area to
            accommodate additional worshippers, increasing the net floor area of
            the Place of Worship, or changing the mix of uses within the Place of
            Worship building(s).
5.9.8.15    Place of Worship shall be subject to site plan control approval in
            accordance with Section 8.13 of this Plan.




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5.9.9     Community Uses
5.9.9.1      Community Uses are generally characterized by the following traits:
              i) essential service facilities related to the protection and safety of
                 the residents of the Community;
             ii) supportive housing
            iii) cultural facilities.
5.9.9.2     Permitted uses include, but are not limited to:
                i)   Hospital and other Health Care Facilities,
               ii)   Museums,
             iii)    Libraries,
              iv)    Community Facilities;
               v)    Crisis Centres,
              vi)    Emergency Shelters,
             vii)    Group Homes
            viii)    Recreation uses
5.9.9.3     Community uses should be located so as to minimize nuisance and
            provide suitable access to the site.
5.9.9.4     Uses such as libraries, community facilities and museums should be
            located on arterial and collector roads within Centres and Corridors.
5.9.9.5     Proposed institutional development which is sensitive to noise
            impacts, such as hospitals and nursing homes may be subject to a noise
            study and any remedial or mitigation measures.
5.9.9.6     Existing cemeteries, and the expansion of such uses within the
            boundaries of the lands owned by the cemetery operator at the date of
            adoption of this Plan, shall be permitted in all land use designations on
            Schedules C and D, provided that in the Oak Ridges Moraine, such
            uses are subject to the policies of Section 6.3 of this Plan.
5.9.10 Parks and Open Space
The Parks and Open Space system, as shown on Schedules C, C-1, C-2, C-3 and
D-1, consists of major parks, environmental, trail systems, and green spaces. The
intent of the Parks and Open Space system is to provide recreational and
educational opportunities for existing and future residents and protect sensitive
natural areas from incompatible developments to ensure their protection in the
long term.

The Open Space designation includes lands which are unsuitable for development
due to flood susceptibility, steep slopes, erosion, organic soils and the existence of
provincially significant fish and wildlife resources.


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It is the intent of the Town to provide Neighbourhood Parks, Community Parks
and Town-wide Parkland at a combined rate of 4.0 hectares per 1,000 people in
order to enhance the quality of life for Town residents.

The policies of this Plan shall:
      i)    Encourage the protection, management and enhancement of all areas
            of natural, environmental and recreational value;
     ii)    Wherever feasible, environmental features should be incorporated into
            the parks and open space system for leisure uses and compatible open
            space functions. Such environmental features shall not be included as
            part of the parkland dedication regulated under the Planning Act;
    iii)    Provide connectivity between both passive and active recreational
            areas or other natural features, where possible;
    iv)     Strive to provide parkland within an 800 metre radius of all major
            residential areas.
5.9.10.1    The Open Space designation on Schedules C, C-1, C-2, C-3 and D-1
            recognizes major existing and approved public open space areas and
            permits the extension and expansion of such uses.
5.9.10.2    The Open Space designation may also include lands which are
            unsuitable for development due to flood susceptibility, steep slopes,
            erosion, organic soils and unavailability for development due to the
            existence of provincially significant fish and wildlife resources.
5.9.10.3    To ensure safety concerns, the Town should incorporate Crime
            Prevention Through Environmental Design (CPTED) principles in to
            the design of parks and facilitate ambassador programs in consultation
            with the local police department to encourage civic participation in
            keeping local parks safe and free of undesirable behaviours.
5.9.10.4    Where the Parks and Open Space designation is applied to privately
            owned lands, it shall not construed that these lands are free and
            available or public use, nor that such lands will be acquired by the
            Town or any other public agency.
5.9.10.5    Open Space lands may be provided by conveyance in accordance with
            the provisions of the Planning Act and through other actions by public
            authorities.
5.9.10.6    Open Space uses that are in proximity to residential uses shall be
            designed so as to minimize any potential negative impacts on the
            residential uses.
5.9.10.7    The scale, bulk and design of all buildings and structures in Open
            Space areas shall be encouraged to be compatible and in harmony with
            adjacent uses and the aesthetic quality of the natural environment.


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5.9.10.8    Access to Open Space areas shall be by means of pedestrian walkways
            and bicycle paths that minimize road crossings and link Open Space
            areas into an integrated community-wide network. This policy does
            not imply that the general public shall have free and open access to
            any privately owned lands having an Open Space designation.
5.9.10.9    New uses or modifications to existing uses in the Open Space
            designation shall be designed so as to restore and enhance the Town’s
            Natural Heritage System in accordance with the policies of Section 2.1
            of this Plan.
5.9.10.10 Applications for new Open Space Area designations shall require a site
          specific amendment to the Plan and will only be permitted provided
          the proposed development:
             i) minimizes disturbances to the Natural Heritage System
                  pursuant to the policies of Section 2.1;
            ii) is located in the Rural Planning Area identified on Schedule D
                  to this Plan;
           iii) complies with the Minimum Distance Separation formulae;
           iv) complies with the criteria outlined in the Regional Official
                  Plan.
5.9.10.11 Unless otherwise restricted by this Plan, uses permitted on lands
          having an Open Space designation shall be:
              i) picnic areas,
             ii) interpretation centers,
           iii) trail systems,
            iv) wildlife or other environmental management operations of a
                 passive nature (including forest management and conservation
                 efforts),
             v)  public or private parks generally involving low-intensity,
                 predominantly outdoor, recreation activities, sports fields and
                 facilities,
            vi) utilities,
           vii) stormwater management facilities, and
          viii) other appropriate facilities incidental to open space uses are
                 also permitted.
5.9.10.12 Public and private parks may be permitted on any lands having an
          Open Space designation without requiring an amendment to this Plan
          when in accordance with all other relevant provisions of this Plan, and
          when such lands are not otherwise subject to environmental or safety
          concerns.



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5.9.10.13 New parks shall be provided to the Town through parkland dedication
          as part of the development approvals process, in accordance with the
          provisions of the Planning Act and Section 8.14.3 of this Plan.
5.9.10.14 Lands dedicated for parks shall be in a location and condition
          acceptable to the Town, in accordance with the Planning Act. All
          parks should front on a public road.
5.9.10.15 Parks shall incorporate natural, indigenous vegetation features in order
          to maintain ecological functions.
5.9.10.16 Where lands are shown on Schedule E to this Plan to have
          environmental significance, they shall be used in accordance with the
          provisions of Section 2.1 of this Plan.
5.9.10.17 A parkland hierarchy has been established that is characteristic of the
          distribution and needs of the community, which includes Town,
          Community and Neighbourhood Parks. The precise distribution of
          such parks will be determined in Secondary Plans, Block Plans or
          other planning programs in accordance with the policies of this Plan.
5.9.10.18 The majority of residences within a built-up residential area shall be
          served by a Neighbourhood, Community or Town Park within an 800
          metre radius.
Central Park
5.9.10.19 The Town shall develop strategies and policies to secure the
          acquisition of a centrally located park and recreational facilities
          designed to accommodate elements of the Town’s projected
          recreational facilities, including, but not limited to, playfields, indoor
          activity space, community halls and arenas.
5.9.10.20 Given its central location within the Urban Area, the preferred
          location of Town’s central park facility shall be located at the
          northeast corner of Second Concession and Mount Albert Road as
          shown on Schedule G to this Plan.
5.9.10.21 The Town shall employ Planning Act and other mechanisms to secure
          funding for the acquisition of lands for a central park as a condition of
          development.

Town Parks
Town Parks are intended to serve a Town-wide function, as unique destination
points drawing residents from the urban and rural populations as well as visitors
from beyond the boundaries of the Town. Town Parks may feature civic, historic,
cultural, recreational and heritage significance and connect the community both as
a focal point, as well as through trail and open space linkages.



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5.9.10.22 Town Parks shall be provided as may be required to meet special
          community-wide needs and serving town-wide functions such as a
          fairgrounds or major indoor and outdoor recreation complexes.
5.9.10.23 Town Parks shall be distinguished by uniqueness of their function or
          special feature(s) which add to the diversity of the parks system.
5.9.10.24 Town Parks shall include adequate parking and may contain major
          indoor and/or outdoor recreation facilities, arts and cultural facilities,
          community and special event facilities, horticultural attractions and/or
          be oriented to natural features.
5.9.10.25 There is no defined size for Town Parks, but are likely to be large
          blocks of land. Park size will vary depending upon intended program
          and function of facilities to be included. The size and provision
          standards applicable for Town Parks shall be determined through
          future studies undertaken by the Town in partnership with community
          stakeholders.

Community Parks
Community Parks are intended to serve an individual community or series of
neighbourhoods, as well as abutting rural areas and shall be encouraged at a rate
of provision of 1.2 hectares per 1,000 persons. Community Parks serve as focal
points for promoting ecological stewardship.
5.9.10.26 Community Parks shall be between 2 hectares and 8 hectares in size,
          but not normally be less than 4 hectares in size to facilitate efficient
          complexes of at least 2 athletic facilities.
5.9.10.27 Community Parks shall be situated with appropriate separation to other
          Community Parks.
5.9.10.28 Community Parks shall have frontage on an arterial or collector road
          with a minimum 100 metres of continuous frontage.
5.9.10.29 Indoor and outdoor recreation space for all age groups shall be
          provided within Community Parks, including organized sporting
          activities.
5.9.10.30 Community Parks may contain illuminated major sports fields, field
          houses, and indoor recreation facilities.
5.9.10.31 Community Parks shall be encouraged to be integrated with one (1)
          secondary or up to two (2) elementary schools where possible.
5.9.10.32 Adequate parking should be included in Community Parks.
5.9.10.33 Where possible, Community Parks shall be integrated with natural
          features and assist in the conservation and protection of those features
          through the design of park program and landscape.


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5.9.10.34 Where possible, linkages to major trail systems and open space
          corridors shall be provided within Community Parks.
5.9.10.35 Where possible, Community Parks shall include clearly defined
          entrances to the local trail system integrating trail head locations into
          the designs of the park.

Neighbourhood Parks
Neighbourhood Parks are intended to serve local neighbourhoods within the
community and should be encouraged at a rate of 1.0 hectare per 1,000 persons.
5.9.10.36 Neighbourhood Parks shall be located centrally within the
          neighbourhood they are intended to serve and within an 800 metre
          walking distance of residential areas, generally without crossing any
          arterial roads or natural barriers.
5.9.10.37 Neighbourhood Parks shall not normally be less than 1.6 hectares in
          size except where smaller parks and local greens are approved by the
          Town within a development.
5.9.10.38 Neighbourhood Parks shall be encouraged at an optimum size of 2.0
          hectares for the provision of 1 unlit athletic facility.
5.9.10.39 Neighbourhood Parks shall have frontage on a local or collector road,
          with a minimum 60 metres of continuous frontage.
5.9.10.40 Where deemed appropriate, Neighbourhood Parks shall be integrated
          with one (1) elementary school, except local greens or smaller parks.
5.9.10.41 Where possible, Neighbourhood Parks shall be integrated with natural
          features and assist in the conservation and protection of those features
          through the design of park program and landscape.
5.9.10.42 Where possible, Neighbourhood Parks shall include clearly defined
          entrances to the local trail system integrating trail head locations into
          the designs of the park and provide linkages to major trail systems and
          open space corridors.
5.9.10.43 Neighbourhood Parks shall be designed for passive and active
          recreational facilities such as field sports, playgrounds and the
          recreational needs of neighbourhood residential areas.
5.9.10.44 Neighbourhood Parks normally sited and acquired through the
          development approval process, may be permitted on lands having a
          Commercial or Residential designation without requiring an
          amendment when located in accordance with all other relevant
          provisions of this Plan.




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Open Space - Special Study Area
5.9.10.45 The lands subject to this special policy will be governed by the Natural
          Hazard policies related to flooding, erosion, and hazardous sites in
          accordance with the Provincial Policy Statement. Based on this
          approach, development and site alteration will not be permitted in:
                i) The flooding hazard limit of the Harrison Creek tributary;
               ii) The erosion hazard limit of the Harrison Creek tributary;
              iii) Hazardous sites including unstable soils adjacent to the
                     Harrison Creek tributary;
              iv) The 30 metre buffer from the Harrison Creek tributary.
5.9.10.46 The extent of flooding on the lands designated Open Space Special
          Study Area may be reduced in the future due to improvements to
          downstream watercourse crossings (eg. Culverts) and alterations at
          Woodbine Avenue or improvements arising from the construction of
          the Highway 404 extension and related works. As a result, the Prestige
          Industrial designation on the lands may increase due to a reduction in
          the floodplain. Any change to the flood line and increases to the
          Prestige Industrial designation on the property may occur without
          further amendment to this Plan provided approval of a floodplain study
          is obtained from the Conservation Authority and the Town.

5.9.11 Recreation Area
The Recreation Area designation on Schedule C recognizes major existing and
approved commercial recreation development in the Urban Area, permits the
extension and expansion of such uses, and provides guidelines for the evaluation
of applications for limited new uses.

5.9.11.1    Uses permitted in the Recreation Area designation include commercial
            recreation uses such as campgrounds, private parks, marinas, fishing
            areas, fairgrounds, sports facilities, including arenas and golf courses.
5.9.11.2    New uses or modifications to existing uses in the Recreation Area
            designation shall be designed so as to minimize or ameliorate any
            potential detrimental effects on surrounding existing land uses,
            particularly agricultural operations and residential uses. In order to
            accomplish this objective, development in the Recreation Area
            designation shall be subject to the site plan control provisions of
            Subsection 8.13 of this Plan and be designed to:
               i) minimize audio and visual nuisances and hazards, and shall
                    provide, to the satisfaction of the Town, a combination of the
                    mitigation measures;
              ii) ensure the scale, building materials and signage are compatible
                    with adjacent uses;


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             iii)   ensure rooftop equipment, waste management facilities, and
                    loading areas are screened from view from abutting roads and
                    adjacent residential uses; and,
             iv)    permit access only to collector and arterial roads, and
                    discourage access from provincial highways and local roads.
5.9.11.3    Applications for new Recreation Area designations shall require a site
            specific amendment to this Plan and will only be permitted provided
            the proposed development:
               i)   retains the rural character of the landscape through the use of
                    landscaping and design;
              ii)   minimizes disturbances to the natural environment;
             iii)   is located only on lands designated Future Urban Area on
                    Schedule C to this Plan;
             iv)    complies with the Minimum Distance Separation formulae;
              v)    incorporates individual lots of a sufficient size to meet the
                    requirements of the Region of York with regard to the proper
                    functioning of private water and private sewage disposal
                    facilities;
             vi)    provides for each lot to be serviced by a private well and a
                    septic system to the satisfaction of the Region of York and all
                    other approval agencies; although other communal servicing
                    alternatives approved by the Town, Region and the Ministry of
                    Environment and Energy will also be considered where
                    appropriate;
            vii)    complies with the policies of Subsection 5.9.11.2(i) of this
                    Plan; and,
            viii)   complies with the criteria outlined in the Regional Official Plan
5.9.11.4    In conjunction with any proposal for a new Recreation Area
            designation, the following information is required to be submitted by
            the applicant as part of the development application in order to assist
            in evaluating the proposal:
               i)   An environmental management plan of the property prepared
                    by a qualified professional which describes the existing and
                    proposed vegetation, extent of vegetation removal, topography,
                    soil and ground water conditions, environmental impacts and
                    measures to be taken to maintain and enhance any natural areas
                    including watercourses, low-lying areas, areas of steep and/or
                    unstable slopes, flood plains, vegetated areas and wildlife and
                    fishery habitats;
              ii)   A detailed engineering and servicing report prepared by a
                    professional engineer which clearly demonstrates that the

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                     proposed lot or lots can be properly serviced by water supply
                     and sewage disposal systems, the stormwater management
                     techniques to be used, and that there will be no adverse effect
                     from the development on the community as it relates to soil,
                     groundwater and surface water;
            iii)     A traffic study prepared by a professional traffic engineer
                     which analyses the impact of the development on the
                     surrounding road network and establishes any required
                     modifications to the system to alleviate potential impacts;
            iv)      A municipal financial impact assessment which analyses the
                     impact of the development on the financial capabilities of the
                     Town including the provision of financial compensation
                     beyond that provided for in the Development Charges By-law;
                     and,
             v)      A Plan of Subdivision or a Site Plan indicating the location of
                     building envelopes, sewage disposal systems, location of roads,
                     landscape elements, both existing and proposed, and all
                     alterations to the natural environment including such items as
                     grading, removal of vegetation, and alteration to watercourses.
                  The exact extent of the required information may be modified to
                  reflect the nature of the application and additional information may
                  be required to be submitted depending on the nature of the
                  application.

5.9.12 Natural Heritage System (Environmental Protection)
The Natural Heritage System designations (NHS-A, NHS-B and NHS-C -
Supporting) on Schedules E and E-1 comprise the Town’s Natural Heritage
System for the areas outside the Oak Ridges Moraine. Key Natural Heritage
Features and Key Hydrological Features as shown on Schedules E, comprise the
Town’s Natural Heritage System within the Oak Ridges Moraine.

5.9.12.1    Permitted uses shall be limited to:
            i) existing legally established uses, including agricultural uses;
            ii) forest, wildlife and fisheries management;
            iii) archaeological activities;
            iv) non-intensive recreation uses such as trails and nature viewing;
                 and,
            v) watershed management and flood and erosion control projects
                 carried out or supervised by a public authority.

The Natural Heritage System designations and associated policies are outlined in
more detail in Section 2.1.



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5.10      Specific Land Use Policies
5.10.1 Day Care Centres
The development of social skills is essential for the children and future residents.
Day Care Centres provide parents with secured places away from home and a safe
environment in which their children can play. Day Care Centres shall be
considered an institutional use that meets the community’s needs.
        i)           Day Care Centres shall be permitted in Institutional, Commercial and
                     Industrial land use designations.
       ii)           The Town shall permit Day Care Centres within a Place of Worship or
                     other place of public assembly, a place of employment, a community
                     centre, an apartment building or a multiple housing project, subject to
                     provincial licensing policies.
       iii)          The Town shall encourage the location of Day Care Centres within
                     elementary schools subject to the consent of the School Boards to
                     encourage shared facilities and concentration of related land uses.
       iv)           The Town shall require a Traffic Impact Study to be conducted as part
                     of a Site Plan application for a Day Care Centre.
        v)           Day Care Centres shall be designed to provide appropriate facilities for
                     parking, pick-up and drop-off areas.

5.10.2 Cemeteries
             (i)        Legally existing cemeteries, and the expansion of such uses within
                        the boundaries of the lands owned by the cemetery operator at the
                        date of adoption of this Plan, shall be permitted in all land use
                        designations on Schedules C and D, provided that in the Oak
                        Ridges Moraine Plan Area such uses are subject to the policies of
                        Section 6.3 of this Plan.
              (ii)       Applications for new cemetery uses, or for the expansion of
                         existing cemetery uses beyond the boundaries of the lands owned
                         at the adoption of this Plan, shall require a site specific
                         amendment to this Plan and shall only be permitted provided the
                         proposed development complies with the following criteria, to the
                         satisfaction of the Town:
                        (a)      the need and demand for the proposed use at the proposed
                                 location has been demonstrated;
                        (b)      the requirement and appropriateness of the specific location
                                 of the proposed use has been established;
                        (c)      the impact of the proposed use on the agricultural land base
                                 and farming activities has been demonstrated to be limited;
                        (d)      the impact of the proposed use on environmental functions,
                                 attributes and linkages has been demonstrated to comply
                                 with the Natural Heritage System policies and objectives;

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              (e)     the proposed use is compatible with surrounding uses;
              (f)     the financial viability of the proposal has been
                      demonstrated adequately;
              (g)     the ability to provide an adequate potable water supply and
                      sewage disposal system has been established;
              (h)     the adequacy of existing municipal services including
                      municipal roads has been demonstrated; and,
              (i)     the use is not located in the Oak Ridges Moraine Natural
                      Core Area, Oak Ridges Moraine Natural Linkage Area or
                      Oak Ridges Moraine Countryside Area designations.

5.10.3 Adult Entertainment Uses

To provide for the development of adult entertainment uses in appropriate
locations in the Town and to ensure that adult entertainment uses are properly
sited and are located in areas where such a use can be, or will generally be,
compatible with adjacent land uses.
       i) Adult entertainment parlours and body rub parlours are permitted on
           lands designated Employment on Schedule A that are located in the
           Bales Drive subdivision, Queensville, and at Leslie Street and Green
           Lane (in Part of Lot 5, Concession 3). Adult entertainment parlours
           and body rub parlours are not permitted in any other area in the Town.
      ii) Both adult entertainment parlours and body rub parlours are required
           to be set back a minimum of 100 metres from a provincial highway,
           major arterial, or collector road right-of-way. Notwithstanding these
           setbacks, both uses are required to be set back a minimum of 200
           metres from any institutional or residential zone boundary, a
           residential dwelling or a school.
     iii) Adult entertainment parlours are not permitted to be located on a lot in
           conjunction with any other use.
     iv) The establishment of adult entertainment parlours in the areas set out
           in Section 5.10.3(i) shall be permitted as-of-right within the
           implementing zoning by-law, provided a minimum separation distance
           of 500 metres between parlours is maintained.
      v)   Body rub parlours are only permitted within a multiple unit building in
           order to minimize the visual impact of such a use. Body rub parlours
           are permitted to only occupy less than 15 percent of the floor area of
           the multiple unit building.
     vi) Body rub parlours may be permitted as-of-right in the areas set out in
           Section 5.10.3 (i) within the implementing zoning by-law, provided a
           minimum separation distance of 500 metres between body rub parlours
           is maintained.



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   vii)       Adult video stores and adult specialty stores shall be permitted as of
              right in specified commercial zones, excepting the commercial local
              zone, and as further detailed in the land use policies of this Plan.
   viii)      The implementing Zoning By-law shall contain specific provisions
              regarding adult entertainment parlours, body rub parlours, adult
              specialty store and adult video outlets. Performance standards for each
              type of use are also to be contained within the By-law. The By-law
              will also require that such uses be separated an appropriate distance
              from each other.
       ix)    One of the primary tools for regulating Adult Entertainment
              Establishments is intended to be a Licensing By-law(s) prepared in
              accordance with the Municipal Act. The Licensing By-law(s) shall
              contain provisions that require each adult entertainment parlour and
              body rub parlour be licensed by the Town and outline criteria for
              signage in order to minimize the visual impact of each type of adult
              entertainment use.
5.11     Future Urban Area Designation
The Future Urban Area designation, shown on Schedule C, is to recognize future
growth areas that will be required to accommodate long term growth beyond the
2031 planning horizon of this Plan. Land in the Future Urban Area designation
will be planned for urban uses following a settlement area boundary expansion.
In the transition of rural to urban land uses within the Future Urban Area, the
Town will be guided by the following policies to ensure an orderly transition of
land use.

5.11.1       The Town recognizes that agriculture is a valuable economic activity,
             and encourages existing agricultural uses to continue until these lands
             are required for new development.
5.11.2       Notwithstanding 5.11.1, in instances where livestock-based agricultural
             operations exist, this Plan encourages the phase-out of the operation.
             New livestock-based agricultural operations will not be permitted within
             the Future Urban Area.
5.11.3       In the preparation and review of development plans in the Future Urban
             Area near Settlement Area boundary, the Town will carefully examine
             the best means to integrate the agricultural/rural land uses into the Town.
             Aspects that will be considered include cultural heritage landscape
             resources associated with farmsteads, as well as opportunities for
             integration of natural heritage features.
5.11.4       In areas designated Future Urban Area, the Town encourages interim
             land uses to take place in accordance with the following policies:



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            a. Temporary agricultural use operations may be permitted such as
               landscape gardening, crop cultivation, market gardening,
               community plots, sod farming;
            b. Open space uses may be permitted, such as outdoor recreational
               fields (baseball, soccer, football);
            c. Any temporary use requires minimal or no construction of
               buildings or structures and meets the following conditions:
                     i. The use is compatible with nearby existing uses;
                    ii. Any buildings or structures which are developed to support
                        the use can be easily dismantled;
                  iii. The use does not deter the development of nearby proposed
                        uses;
                   iv. The uses will not negatively impact a natural heritage
                        feature; and
                    v. All municipal servicing and access requirements can be
                        provided.
            d. Temporary interim uses may be permitted in all land use
               designations of this Plan, where these activities are in conformity
               with the other provisions of this Plan. Temporary uses will be
               permitted by amendment to the Town’s implementing Zoning By-
               Law without amendment to this Plan.
5.12   General Policies for the Urban Area

Unless otherwise stated in this Plan and subject to all of the provisions of this
Plan, until such time as a Secondary Plan is prepared and adopted by Council the
following uses shall be permitted on all lands within the Urban Area:
            i) agriculture and farm-related uses, with the exception of intensive
                 agriculture;
            ii) conservation, passive recreation and other similar uses;
            iii) existing legally permitted uses and the extension of such uses in
                 accordance with the regulations in the Zoning By-law.

5.12.1 Notwithstanding any other policies of this Plan, the following land uses
       shall be permitted in all land use designations on Schedule C with the
       exception of the Natural Heritage System designation, or as otherwise
       noted in specific policies:
              i) Public or Quasi Public Uses
             ii) Electric Power Facilities
            iii) Accessory Apartment
            iv) Accessory Uses
             v)   Forest, wildlife and fisheries management;
            vi) Archaeological activities


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             vii)   Existing legally established uses
            viii)   Watershed management and flood and erosion control projects
                    carried out or supervised by a public authority.

5.12.2 Public or Quasi-Public Uses

The following public or quasi-public uses shall be permitted in all land use
designations, with the exception of designations in the Oak Ridges Moraine Plan
Area, subject to any regulatory requirements such as the provisions of the
Environmental Assessment Act:
       i) water supply, sewage, drainage and stormwater management facilities;
      ii) gas, telephone and cable transmission utility services, excluding
           transmission towers;
    iii) roads and railway lines and transit facilities
     iv) Neighbourhood Parks.

5.12.3 Electric Power Facilities
     i)     The development of electric power facilities shall occur in an orderly
            manner to facilitate the efficient and reliable provision of adequate
            electric power.
     ii)    The proponent of the proposed facility shall consult with the
            municipality on the location of any new electric power facilities.
    iii)    Electric power facilities may be permitted with a site specific
            amendment to this Plan provided that the planning of all such facilities
            is carried out having regard to the other policies of this Plan and
            fulfills the following requirements:
                a. Submission and approval of technical reports, including, but
                   not limited to, air and noise emissions; water resources, and
                   environmental impact;
                b. All mitigation commitments surrounding air and noise
                   emissions, water resources and environmental impacts, shall be
                   implemented as set forth in the reports, including those
                   approved by the Town and the Region;
                c. The facility shall not result in any plume-related fogging or
                   icing of public roads and other sensitive land uses. The
                   applicant shall conduct a plume study as part of the
                   environmental report (if applicable) to the satisfaction of the
                   Town;
                d. The Town may require a peer review of the applicant’s
                   technical reports at the cost of the applicant;


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               e. The facility shall be designed and constructed to implement
                  applicable Emergency Response Plan requirements;
               f. Careful attention in terms of architectural and urban design
                  characteristics shall be given to all details in the design and
                  review of facility to ensure compatibility with the existing
                  community;
               g. All applications for electric power facilities shall be subject to
                  Site Plan approval;
               h. Alternate fuels will not be utilized at the facility, except in
                  emergency situations or as subsequently approved by the
                  Town. Alternative Fuels are defined as secondary or back-up
                  fuel(s) for use by the facility during emergency conditions
                  when the natural gas system is not available or when use is
                  directed by the Ontario Power Authority (OPA).

5.12.4 Home Occupation Uses/Bed and Breakfast Establishments
Home Occupation uses and Bed and Breakfast Establishments may be permitted
in any designation, subject to the regulations of the Zoning By-law and in
accordance with the following policies:
       i) the use is clearly accessory and secondary to the residential use of the
          property;
      ii) the use is compatible with adjacent residential or agricultural uses;
    iii) the property is the principal residence of the person carrying on the
          home occupation or bed and breakfast use;
     iv) adequate water supply and sewage disposal facilities are available;
      v)  the property has direct access to a public road; and,
     vi) adequate parking can be provided.
Home occupation uses may also be subject to Site Plan Control.

5.12.5 Group Homes

Group homes for the accommodation of a maximum of 10 persons, exclusive of
staff, with the exception of group homes for criminal offenders, may be permitted
in any designation, with the exception of the Agricultural Area designation, and
designations in the Oak Ridges Moraine Plan Area (where group homes are not
permitted), subject to:
     i)     Distance separation regulations established by the Zoning By-law;
     ii)    Lot size, yard and landscaping requirements established in the Zoning
            By-law to provide for buffering between the development and adjacent
            residential uses;
    iii)    Adequate water supply and sewage disposal facilities are available.

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    iv)     Direct access to a public road; and,
     v)     Adequate parking can be provided.

5.12.6 Accessory Apartments

An accessory apartment may be permitted in a single detached and semi-detached
dwelling, subject to the following regulations:
     i)     A Building Permit and/or Change of Use Permit;
     ii)    An inspection to determine conformity with the Building Code and
            Fire Code;
    iii)    Adequate water supply and sewage disposal facilities are available.
    iv)     A minimum of two on-site parking spaces; and
     v)     The provisions of the Zoning By-law.

5.12.7 Garden Suites

Garden Suites are separate, self-contained residential structures containing one
unit, which are designed to be portable.

Garden Suites may be permitted on the same lot as an existing single detached
dwelling, subject to an amendment to the zoning by-law in all designations with
the exception of designations in the Oak Ridges Moraine Plan Area (where garden
suites are not permitted), provided that:
       i) the lot meets the requirements of the Zoning By-law with respect to an
            appropriate size for the accommodation of such a unit;
      ii) adequate water supply and sewage disposal facilities are available;
     iii) the use is permitted on a temporary basis not to exceed 10 years
            through a site specific Temporary Use By-law;
     iv) such a use may be subject to Site Plan approval, where deemed
            necessary, to ensure adequate buffering and/or appropriate placement
            of the unit;
      v)    adequate parking can be provided; and,
     vi) an agreement between the applicant/property owner and the Town
            which addresses issues related to installation, maintenance, removal
            and occupancy, among other matters.

In areas not serviced by municipal water and sewage disposal, Garden Suites may
be permitted on lots with a minimum area of 0.8 hectares, subject to the above-
noted provisions plus the issuance of a Certificate of Approval for the sewage
disposal system by the Town.



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5.12.8 Accessory Uses
      i) Any use which is normally incidental and subordinate to a permitted
          use shall be permitted on the same lot as the permitted use, subject to
          the regulations of the Zoning By-law, and provided adequate water
          supply and waste disposal facilities are available in all designations
          with the exception of designations in the Oak Ridges Moraine Plan
          Area..
     ii) A residential unit for the owner, manager or caretaker of a
          commercial, residential, recreation or institutional use shall be
          considered an accessory use.




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6          RURAL PLANNING AREA
The Rural Planning Area identified on Schedule D, encompasses lands outside of
the Urban Area. These lands are entirely contained within the Greenbelt Plan
Area, which includes the Oak Ridges Moraine. These areas have been identified
by the Province as areas where urbanization will not occur, with the exception of
the Greenbelt Settlement Area of Mount Albert, which is identified on Schedule
D-1.

The policies of this Section permit land uses and activities that are compatible
with the character, role and function of the Rural Area. The protection of the rural
landscape is important to improving the state of the natural environment and rural
economic base.

In accordance with Provincial policy and the Town’s strategic vision for the Rural
Planning Area, the following Section aims to protect the Town’s agricultural land
base, rural character, natural heritage features and aggregate resources. It is the
Town’s intent to permit acceptable farm-related secondary uses and promote
tourism opportunities that will support a vibrant and sustainable agricultural/rural
community over the long term.

The policies of this Section are comprised of the following components:
 A) Identification and protection of Prime Agricultural lands and Specialty
       Crop Areas;
 B) Protection of the Oak Ridges Moraine in accordance with the Oak Ridges
       Moraine Conservation Plan;
 C) Protection of the Greenbelt Plan Area with opportunities for a range of
       agricultural, rural, tourism and recreational uses;
 D) Protection and regulation of aggregate resource extraction to minimize
       adverse environmental impacts.

6.1        General Policies for the Rural Planning Area

The policies of this Plan shall:
    i)     Protect high capability agricultural land and farming activities for existing
           and future farm uses, while providing opportunities for appropriate non-
           farm development in the Rural Planning Area;
    ii)    Promote environmentally sensitive and sustainable agricultural practices;
    iii)   Support a healthy and productive agricultural industry as an important
           element to the Town’s heritage, identity and economic base.




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6.1.1   The Town shall minimize, where possible, matters of incompatibility
        which may arise between farming operations and the Urban Area through
        compliance with the Minimum Distance Separation formulae, buffering in
        urban areas abutting farm operations, and providing means to minimize
        traffic conflicts on roads.

6.1.2   Agricultural uses in close proximity to Settlement Areas and Future Urban
        Areas shall be restricted to those uses which will have no detrimental
        affect on the Urban Area, in accordance with the Agricultural Code of
        Practice.

6.1.3   New or expanding livestock facilities shall be set back from non-
        agricultural uses and comply with the Minimum Distance Separation
        formula.

6.1.4   The Town shall require the preparation of Nutrient Management Plans
        prior to the development of new intensive livestock facilities or the
        expansion of existing facilities in the Rural Planning Area. A Nutrient
        Management Plan would establish a strategy for proper nutrient
        distribution and shall be prepared in accordance with Nutrient
        Management Act.

6.1.5   New intensive livestock agricultural operations will not be permitted in
        Settlement Areas and Future Urban Areas. Existing operations in these
        areas shall be permitted to continue, with the intent that these operations
        will be phased out of the Urban Area over the long term.

6.1.6   Nothing in this Plan shall limit the ability of farmers to carry out normal
        and reasonable farm practices in accordance with the Farming and Food
        Production Protection Act.

6.1.7   The Town shall promote agricultural land management practices that
        reduce and minimize the amount of pesticides and nutrients that are used
        on land and have the potential to enter surface and groundwater systems.

6.1.8   The Town shall encourage the efficient use of water on agricultural lands
        and emphasize the importance of improving water quality affected by farm
        operations.

Accessory Residential Uses on Farm Properties

6.1.9   The establishment of an additional dwelling unit on a commercial farm for
        bona fide farm help is permitted within the Rural Planning Area, subject
        to a Zoning By-law amendment and Site Plan Control. Prior to
        considering an application for Zoning By-law amendment and/or Site Plan
        approval, Council shall be satisfied that the second dwelling unit:


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            i)   Is required for farm help as set out in a detailed submission
                 addressing matters such as labour requirements related to the size
                 and nature of the farm operation, and an assessment of the
                 available residential accommodation on the farm;
            ii) Will be located within the existing farm-building cluster;
            iii) Can be serviced by appropriate sewage and water services; and,
            iv) Will be designed and/or located to be compatible or otherwise
                 blend in with the farm operation.

6.2     Greenbelt Plan Area
All proposals for development within the lands identified as Provincial Greenbelt
- Protected Countryside on Schedule D shall meet the requirements of this Plan
and the Provincial Greenbelt Plan. Where there is a discrepancy between this
Plan and the Greenbelt Plan policies, the most restrictive policies shall prevail.

Schedules D and D-1 illustrates the Greenbelt Plan Area within the Town through
the establishment of five land use designations:
       i) Specialty Crop (Holland Marsh) Area;
      ii) Prime Agricultural;
     iii) Rural Area;
     iv) Greenbelt Natural Heritage System; and,
      v)    Greenbelt Settlement Areas.

6.2.1   General Policies for the Protected Countryside
6.2.1.1 The following policies pertain to uses which were lawfully existing prior
        to December 16, 2004:
            i) All existing uses lawfully used for such purpose are permitted;
            ii) Single dwellings are permitted on existing lots or record provided
                 they were zoned for such as of the date the Greenbelt Plan came
                 into force, or where an application for an amendment to a zoning
                 by-law is required as a condition of a severance prior to December
                 14, 2003 but which application did not proceed;
            iii) Outside of Settlement Areas, expansions to existing buildings and
                 structures, accessory structures and uses, and/or conversions of
                 legally existing uses which bring the use more into conformity with
                 the Greenbelt Plan are permitted subject to a demonstration of the
                 following:
                     a. Notwithstanding section 4.2.2.6 of the Greenbelt Plan, new
                         municipal services are not required;
                     b. The use does not expand into key natural heritage features
                         and key hydrologic features, unless there is no other
                         alternative in which case any expansion shall be limited in


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                        scope and kept within close geographical proximity to the
                        existing structure.
            iv) Expansions to existing agricultural buildings and structures,
                residential dwellings, and accessory uses to both, may be
                considered within key natural heritage features and key hydrologic
                features if it is demonstrated that:
                    a. There is no alternative and the expansion, alteration or
                        establishment is directed away from the feature to the
                        maximum extent possible; and
                    b. The impact of the expansion or alteration on the feature and
                        its functions is minimized to the maximum extent possible.
            v) Expansion, maintenance and/or replacement of existing
                infrastructure is permitted, subject to the infrastructure policies of
                section 4.2 of the Greenbelt Plan.

6.2.2   Prime Agricultural and Specialty Crop (Holland Marsh) Area
The Prime Agricultural and Specialty Crop (Holland Marsh) Areas provide a
continuous and permanent land base necessary to support long term agricultural
production and economic activity.

The Specialty Crop Area (Holland Marsh) is identified separately on Schedule D
of this Plan because of the capacity of the area’s unique soil (muck) to produce
specialty crops (tender fruits, vegetable crops, greenhouse crops and crops from
agriculturally developed organic soil) and the boundary of this Specialty Crop
Area (Holland Marsh) has been specifically identified through detailed analysis.

The Town is committed to ensuring that the limits of the Holland Marsh, as set
out on Schedule D of this Plan, are not depleted and that it is recognized and
protected as an important agricultural area producing a unique and valuable food
source.

The Town recognizes the Greenbelt Prime Agricultural and Specialty Crop Areas
as important natural resources that help support the economic vitality of
agriculture. To protect these resources, the Town shall:
    i) Support agriculture as the predominant land use in the Prime Agricultural
         Area and protect against the loss and fragmentation of the agricultural land
         base;
    ii) Direct non-farm uses to other areas of the Town, such as lands within the
         Urban Area in accordance with the policies of this Plan;
    iii) Encourage farmers to adopt agricultural practices that will sustain the long
         term productivity of the land and minimize adverse impact on the natural
         environment;


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   iv) Support programs to reduce trespassing on agricultural operations and
       discourage the location of public trails near agricultural operations, and;
   v) Consult with local farm organizations.

6.2.2.1   The principal uses of land in the Greenbelt Prime Agricultural and
          Specialty Crop Area designation shall be:
                  (i)     Normal farm practices;
                  (ii)    Agricultural uses;
                  (iii)   Agricultural related and secondary uses.

6.2.2.2   Prime Agricultural and Specialty Crop Areas shall not be re-designated
          for non-agricultural uses except:
          (i)     as permitted in Section 4.2 (Infrastructure) and Section 4.6 (Lot
                  Creation) of the Greenbelt Plan;
          (ii)    refinements to the Greenbelt Prime Agricultural Area
                  (excluding areas identified as Specialty Crop (Holland Marsh)
                  Area on Schedule D) and Greenbelt Rural Area designations are
                  permitted, subject to criteria identified in the municipal
                  implementation policies of Section 5.3 of the Greenbelt Plan;
          (iii)   in the case of Prime Agricultural Areas (excluding areas
                  identified as Specialty Crop (Holland Marsh) Area on Schedule
                  C), Greenbelt Settlement Area expansions may be considered
                  subject to the Settlement Area policies of Section 3.4 of the
                  Greenbelt Plan.
6.2.2.3   If utilities, transportation corridors or major mineral reserves encroach
          onto the Greenbelt Prime Agricultural and Specialty Crop (Holland
          Marsh) Areas, the Town shall, where possible, attempt to minimize the
          disruption caused by such uses on farm operations and the agricultural
          community.
6.2.2.4   Existing non-farm related buildings and structures within the Specialty
          Crop Area may be allowed to expand to a limited degree, or replaced if
          destroyed by causes other than flooding, through an amendment to the
          Zoning By-law provided Minimum Distance Separation formulae is
          complied with and the objectives of the Specialty Crop (Holland Marsh)
          Area are maintained. Where buildings and structures are located in the
          floodplain, additions to existing buildings, and the buildings themselves,
          shall be flood-proofed to the satisfaction of the Conservation Authority
          and in accordance with Section 2.
6.2.2.5   Notwithstanding any other policies of this Plan, the following uses shall
          be prohibited in Specialty Crop (Holland Marsh) Areas:
            (i)     Pits or quarries;


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             (ii)    Wayside pits or quarries or portable asphalt plants for public
                     road construction purposes;
             (iii)   Batching or asphalt plants;
             (iv)    Waste disposal sites.

6.2.3     Rural Area
The Greenbelt Rural Area includes those lands located outside of the Urban Area
that are not Prime Agricultural Areas, as shown on Schedule D. The Greenbelt
Rural Area provides the primary location for a range of institutional and
commercial / industrial uses serving the rural resource and agricultural sectors and
a range of recreational and tourism uses that are appropriate in a rural setting.
These areas also contain many historic uses that now would generally be directed
to Settlement Areas but are recognized as existing uses and will be allowed to
continue and in certain circumstances, expand.

The policies of this Plan shall:
   i) Protect the rural character of the Town and the maintenance of those
       elements which contribute to the open space character of the Rural
       Planning Area;
   ii) Prevent the intrusion of land uses which are incompatible with the rural
       character and/or resource activities of the area;
   iii) Ensure that the scale of development is compatible with the role and
        function of the Rural Area.

6.2.3.1    Permitted uses within the Greenbelt Rural Area designation are subject
           to the Greenbelt Plan and shall be limited to:
             (i)     Normal farm practices;
             (ii)    Agricultural uses;
             (iii)   Agriculture-related and secondary uses;
             (iv)    Existing legally established uses.

6.2.3.2    Recreational uses, tourism uses and institutional and resource-based
           commercial/industrial uses may be permitted by amendment to this Plan
           where it is demonstrated:
             (i)     The use is appropriate for location in a rural area;
             (ii)    The type of water and sewer servicing proposed is appropriate
                     for the type of use;
             (iii)   There are no negative impacts on key natural heritage features
                     and/or key hydrologic features or their functions; and,
             (iv)    There are no negative impacts on the biodiversity or
                     connectivity of the Natural Heritage System.



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6.2.3.3    Expansions of Settlement Areas are permitted into Rural Areas subject
           to Section 3.4 of the Greenbelt Plan and the policies of the Growth Plan.
6.2.3.4    New multiple units or multiple lots for residential dwellings, whether by
           plan of subdivision, condominium or severance, shall not be permitted in
           the Rural Area.
6.2.4     Greenbelt Settlement Areas
The Town’s Greenbelt Settlement Areas include the community of Mount Albert
which is identified in the Greenbelt Plan as a Town/Village, and the Hamlets of
Ravenshoe and Brown Hill. These Settlement Areas support and provide
significant economic, social and commercial functions to the Town’s Prime
Agricultural Areas and Rural Areas and the Town intends to support the evolution
and growth of the Town’s Greenbelt Settlement Area(s) in keeping with their
existing rural character.

6.2.4.1    The Town’s Urban Area is not permitted to expand into the Greenbelt
           Plan Area.
6.2.4.2    Extensions or expansions of services to Settlement Areas within the
           Greenbelt Plan Area shall be subject to the infrastructure policies of
           section 4.2 of the Greenbelt Plan, including the requirements regarding
           Environmental Assessments.
6.2.4.3    Further development on private individual sewage disposal systems shall
           only be permitted if demonstrated no adverse impacts on soil or
           groundwater quality.

Greenbelt Hamlets
6.2.4.4    Permitted uses within the Greenbelt Hamlets are limited to:
             i) Single detached dwellings;
             ii) Small scale commercial uses, and;
             iii) Institutional uses.

6.2.4.5    Only minor infilling and extensions / enlargements of existing uses will
           be permitted within the Hamlets of Ravenshoe, Holt and Brown Hill.
           Development applications within these areas shall:
             i) Be accompanied by an engineering report which confirms that
                there is:
                    a. An adequate supply of potable water and soil conditions
                        satisfactory for the effective operation of communal or
                        private sewage systems;
                    b. No adverse effects from the proposed development as it is
                        related to water and soil contamination;



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                        c. An adequate separation between the water table and septic
                           tile fields, and;
                        d. An appropriate method of disposing and treating of
                           stormwater run-off will be used.
             ii)    Comply with the Minimum Distance Separation formulae;
             iii)   Be designed in keeping with the existing character of the Hamlet;
             iv)    Incorporate individual lots of a sufficient size to meet the
                    requirements of the Region of York in regard to the proper
                    functioning of private water and sewage disposal facilities;
             v)     Provide adequate parking and access, and;
             vi)    Provide suitable buffering between any commercial or institutional
                    use and abutting residential uses.

Greenbelt Town/Village
6.2.4.6    Development within the Greenbelt Settlement Area of Mount Albert
           shall be in accordance with the land use designations outlined in Section
           5 of this Plan.

6.2.5     Site Specific Land Uses in the Protected Countryside

6.2.5.1 Major Recreation Areas
Major Recreation Areas within the Greenbelt Plan Area provide opportunities for
tourism, recreation, cultural and natural heritage appreciation, and help support
environmental protection. These areas provide important social and economic
benefits, as well as opportunities for recreational activities that are compatible
with the vision and goals outlined in the Greenbelt Plan.

The Major Recreation Area designation on Schedule D recognizes existing and
approved rural recreation development in the Greenbelt Plan Area, and provides
policies for the evaluation of applications to establish new rural recreational uses.

The policies of this Section are intended to:
   i) Provide for a full range of publicly accessible built and natural settings for
      recreation uses in appropriate locations in the Greenbelt Plan Area,
      including parklands, open space areas, trails and water-based activities;
   ii) Provide recreational areas for current and future populations to support
       active and healthy lifestyles;
   iii) Promote stewardship of open space areas;
   iv) Protect the recreation and tourism values of the Greenbelt Plan Area.




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6.2.5.1.1   Uses permitted in the Major Recreation Area designation in the Rural
            Planning Area include commercial recreation uses such as
            campgrounds, private parks, marinas, fishing areas, fairgrounds, and
            sports facilities including arenas and golf courses.
6.2.5.1.2   Small-scale structures for recreational uses (such as boardwalks,
            footbridges, fences docks and picnic facilities) are permitted within in
            all land use designations, including Key Natural Heritage Features or
            Key Hydrologic Features; however, the negative impacts on these
            features shall be minimized.
6.2.5.1.3   The development of new Major Recreational uses and expansions to
            existing recreational uses, such as golf courses and driving ranges, are
            not permitted on lands designated Greenbelt Prime Agricultural and
            Specialty Crop (Holland Marsh) Areas since it is the intent of this Plan
            to protect lands that are suitable for agricultural uses
6.2.5.1.4   The development of any new Major Recreational uses and expansions
            to existing recreational uses within the Greenbelt Plan Area, but
            outside Prime Agricultural and Specialty Crop (Holland Marsh) Areas
            may be considered, subject to an Amendment to this Plan and the
            Zoning By-law and submission of appropriate studies that demonstrate
            to the satisfaction of the Town that:
              i)     there is a need within the planning horizon of this Plan for the
                     proposed use;
              ii)    there are clearly no other reasonable alternatives to locate the
                     use within the Urban Area;
              iii)   the proposed use will not be located in an area that may have
                     an impact on the logical expansion of nearby urban areas;
            iv)      the agricultural capability of the subject lands has been
                     evaluated and it is demonstrated that the proposed use will not
                     have a negative impact on adjacent agricultural uses and is
                     compatible with normal farm practices;
            v)       the proposed use is located on a Provincial highway or arterial
                     road, where traffic impacts on the rural character of the area
                     would be minimal;
            vi)      the proposed use can be designed and sited to blend in with
                     surrounding land uses such that the rural character of the area
                     is maintained;
            vii)     there will be no negative impacts on any natural heritage
                     features and related ecological functions;
            viii)    where appropriate the proposed use can be appropriately
                     buffered from adjacent uses;



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            ix)     here will be no negative impact on the quality and quantity of
                    groundwater and surface water;
            x)      the proposed development complies with the Minimum
                    Distance Separation Formulae;
            xi)     that each lot to be services by private well and septic system be
                    approved to he satisfaction of the Region of York and all other
                    approval agencies, although other communal servicing
                    alternatives approved by the Town, Region and Ministry of
                    Environment and Energy will also be considered where
                    appropriate.
            xii)    an appropriate vegetation enhancement plan that incorporates
                    planning, design, landscaping and construction measures has
                    been prepared that:
                        a. maintains or where possible enhances the amount of
                            natural self-sustaining vegetation on the site and the
                            connectivity between adjacent Key Natural Heritage
                            Features or Key Hydrologic Features
                        b. wherever possible, keeps intermittent stream channels
                            and drainage swales in a free to grow, low maintenance
                            condition;
                        c. minimizes the application and use of pesticides and
                            fertilizers; and,
                        d. locate new natural self-sustaining vegetation in areas
                            that maximizes the ecological value of the area.
              xiii) the proposed use conforms to other policies in this Plan, the
                    Greenbelt Plan and the Oak Ridges Moraine Conservation Plan
                    where applicable.
6.2.5.1.5   Applications to establish or expand a Major Recreational use in the
            Greenbelt Natural Heritage System will be accompanied by a
            vegetation enhancement plan that incorporates planning, design,
            landscaping, and construction measures that:
              (i)   Maintain or, where possible, enhance the amount of natural
                    self-sustaining vegetation on the site and the connectivity
                    between adjacent Key Natural Heritage Features or Key
                    Hydrologic Features;
              (ii) Wherever possible, keep intermittent stream channels and
                    drainage swales in a free-to-grow, low-maintenance condition;
              (iii) Minimize the application and use of pesticides and fertilizers;
                    and,
              (iv) Locate new natural self-sustaining vegetation in areas that
                    maximize the ecological value of the area.


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6.2.5.1.6   In conjunction with any proposal for a new Recreation Area
            designation, the following information is required to be submitted by
            the applicant as part of the development application in order to assist
            in evaluating the proposal:
             (i)    An environmental management plan of the property prepared
                    by a qualified professional which describes the existing and
                    proposed vegetation, extent of vegetation removal, topography,
                    soil and ground water conditions, environmental impacts and
                    measures to be taken to maintain and enhance any natural areas
                    including watercourses, low-lying areas, areas of steep and/or
                    unstable slopes, flood plains, vegetated areas and wildlife and
                    fishery habitats.
             (ii) A detailed engineering and servicing report prepared by a
                    professional engineer which clearly demonstrates that the
                    proposed lot or lots can be properly serviced by water supply
                    and sewage disposal systems, the stormwater management
                    techniques to be used, and that there will be no adverse effect
                    from the development on the community as it relates to soil,
                    groundwater and surface water.
             (iii) A traffic study prepared by a professional traffic engineer
                    which analyses the impact of the development on the
                    surrounding road network and establishes any required
                    modifications to the system to alleviate potential impacts.
             (iv) A municipal financial impact assessment which analyses the
                    impact of the development on the financial capabilities of the
                    Town including the provision of financial compensation
                    beyond that provided for in the Development Charges By-law.
             (v) A Plan of Subdivision or a Site Plan indicating the location of
                    building envelopes, sewage disposal systems, location of roads,
                    landscape elements, both existing and proposed, and all
                    alterations to the natural environment including such items as
                    grading, removal of vegetation, and alteration to watercourses.
             (vi) For an application to establish or expand a major recreational
                    use, a conservation plan demonstrating how water use and
                    nutrient and biocide will be kept to a minimum, including the
                    establishment and monitoring of targets.
             (vii) For an application to establish or expand a major recreational
                    use in the Natural Heritage System, a vegetation enhancement
                    plan that incorporates planning, design, landscaping, and
                    construction measures that:
                  a. Maintain or, where possible, enhance the amount of natural
                      self-sustaining vegetation on the site and the connectivity



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                        between adjacent key natural heritage features or key
                        hydrologic features;
                     b. Wherever possible, keep intermittent stream channels and
                        drainage swales in a free-to-grow, low-maintenance
                        condition;
                     c. Minimize the application and use of pesticides and fertilizers;
                     d. Locate new natural self-sustaining vegetation in areas that
                        maximize the ecological value of the area.

6.2.5.2     Estate Residential
The purpose of this designation is to provide policies governing that land use of
existing estate residential areas in the Rural Area. Land designated Estate
Residential provides opportunities for single detached dwelling units to develop
on private services.

6.2.5.2.1    Permitted Uses:
               i) Single detached dwellings;
               ii)    Home occupations in accordance with Section 5.12.4;
              iii)    Garden Suites.

6.2.5.2.2    Estate Residential areas may be permitted to develop up to a maximum
             density of 12 units per net hectare.

6.2.5.2.3    Except where an approval has been granted prior to the adoption date
             of this Plan, no new lands shall be designated Estate Residential.

6.2.5.2.4    Development in Estate Residential areas shall be compatible with the
             scale and urban design of existing dwelling units.

6.2.5.2.5    Infill development is permitted in the Estate Residential Designation
             subject to:
                i)    receiving a Certificate of Approval for the sewage disposal
                      system from the Town;
               ii)    the provision of on-site services does not adversely affect the
                      existing water supply for other homes in the development;
              iii)    is located on an existing local road;
              iv)     is located between two other existing lots of record within the
                      Estate Residential Designation;
               v)     complies with Minimum Distance Separation requirements;
              vi)     such development may be permitted subject to the developer
                      submitting a detailed hydrogeological report to the satisfaction

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                     of the Region of York and the Ministry of the Environment
                     indicating that development will not result in interference to
                     the ground water table, neighbouring wells or surface waters.
                     In addition, the developer shall submit any other reports
                     required by the Region of York.

6.2.5.3     Rural Industrial Areas
6.2.5.3.1    Lands designated Rural Industrial Area in the Rural Planning Area
             shall be subject to the General Employment policies in Section 5.8.2.

6.2.5.3.2    Existing industrial uses and activities within the Bales Drive
             Employment Area shall be recognized and such uses may continue to
             expand in accordance with the policies for the General Employment
             land use designation as per Section 5.8.2 of this Plan. Furthermore,
             this area shall ultimately be fully serviced.

6.2.6     Aggregate Resource Extraction
Aggregates and other industrial minerals extracted through pit or quarry methods
are valuable, non-renewable raw materials that are utilized extensively for
construction, industrial and manufacturing purposes.
The Town shall responsibly manage aggregate resources by protecting them for
long term use. This will be achieved by protecting existing and potential
resources, controlling and regulating current surface operations, minimizing
adverse impacts of operations on the environment, requiring proper rehabilitation
of closed pits and quarries, protecting mineral resources from incompatible uses,
and by providing for subsequent uses.
New pit and quarry operations in the Aggregate Resources Areas are subject to
and regulated by the Aggregate Resources Act.

The policies of this Section shall:
   i)       Recognize existing aggregate resource operations and protect them from
            activities that would preclude or hinder their continued use or expansion;
   ii)      Protect known aggregate deposits and areas of high potential mineral
            aggregate resources for potential future extraction from incompatible
            land uses;
   iii)     Ensure that new aggregate resource operations will not have a negative
            impact on significant natural heritage features and related ecological
            functions;
   iv)      Ensure that the haul routes used are appropriate;
   v)       Ensure that extractive activities are carried out in a manner that
            minimizes environmental and social impacts;



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   vi)  Ensure that aggregate extraction operations are designed to minimize
        visual impacts on the open space character of the rural landscape;
   vii) Ensure the progressive rehabilitation of pits and quarries to an
        appropriate after use.

6.2.6.1   The Aggregate Resource Area designation shown on Schedule H,
          applies to mineral aggregate operations that are licensed in accordance
          with the Aggregate Resources Act.
6.2.6.2   The Aggregate Priority Area designation shown on Schedule H,
          identifies primary and secondary aggregate resource areas within the
          Town which are to be protected from incompatible land uses and where
          new or expanded aggregate resource operations are encouraged to
          locate, subject to meeting the policies of this Plan.
6.2.6.3   Permitted uses on lands designated Aggregate Resource Area are limited
          to:
              i)   the extraction of stone, gravel, sand and other aggregates and
                   associated operations such as crushing, screening, washing and
                   aggregate storage, excluding permanent manufacturing uses
                   such as asphalt plants or concrete plants.
              ii) agricultural operations;
             iii) essential transportation and utility facilities;
             iv) watershed management and flood and erosion control projects
                   carried out or supervised by a public authority;
              v)   forestry and resource management uses;
             vi) archaeological activities;
            vii) non-intensive recreation uses such as nature viewing and
                   pedestrian trail activities;
           viii) wayside pits and quarries and portable asphalt plants for road
                   works in the area.
6.2.6.4   Within the Aggregate Priority Area designation, the underlying land use
          permissions as identified on Schedule D shall be permitted, subject to
          meeting the criteria set out in this Section to ensure the resource is
          protected and extraction is not precluded or hindered in the future.
6.2.6.5   It is recognized that the Ministry of Natural Resources licenses and
          regulates mineral aggregate operations under the Aggregate Resources
          Act. It is the intent of this Plan to ensure that there is open and
          transparent consultation between the appropriate Provincial Ministries
          and agencies, the proponent of the mineral aggregate operation and the
          Town before licenses are issued or modified, in order to ensure that new
          mineral aggregate operations or expansions of existing operations are


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          carried out in a manner that is consistent with the goals and objectives of
          this Plan
6.2.6.6   Aggregate Priority Areas shall be protected from uses and/or activities
          that may preclude or hinder the effective and/or economical extraction
          of aggregate in the future. An application for an amendment to this Plan,
          Zoning By-law, Site Plan and/or Consent for on lands that are wholly or
          partially within 300 metres of a sand and gravel deposit and that has the
          potential to preclude or hinder continued extraction or expansion to
          existing operations or the establishment of new operations or access to
          mineral resources, shall be accompanied by appropriate studies that
          demonstrate to the satisfaction of Council that:
            i)     resource use would not be feasible;
            ii)    the proposed land uses or development serves a greater long
                   term public interest; and
            iii)   issues of public health, public safety and environmental impact
                   have been addressed.
6.2.6.7   When new development requiring a Planning Act approval is proposed
          within 300 metres of an existing aggregate extraction operation within
          the Aggregate Resource Area designation, Council shall be satisfied that
          the proposed use is compatible with the current and future operation of
          the aggregate extraction operation. In some cases, setbacks between the
          uses may be required to minimize conflicts. In order to determine if a
          new use is compatible, the development proponent will be required to
          demonstrate that the proposed use shall provide for the necessary
          mitigation of impacts arising from the existing aggregate extraction
          operation, including future phases that are under license but are yet to be
          extracted, to meet applicable Provincial standards, regulations and
          guidelines. The Town may require the submission of noise, traffic and
          other studies to demonstrate that this policy is met.
6.2.6.8   All new mineral aggregate operations and/or expansions to existing
          mineral aggregate operations on lands that are not designated Aggregate
          Resource Area shall require an amendment to this Plan.
Wayside Pits and Quarries, Portable Asphalt Plants and Portable Concrete
Plants
6.2.6.9   Wayside pits and quarries, portable asphalt plants and portable concrete
          plants used on public authority contracts shall be permitted, without the
          need for an amendment to this Plan, rezoning, or development permit
          under the Planning Act in all areas of the Town, except those areas of
          existing development or particular environmental sensitivity which have
          been determined to be incompatible with extraction and associated
          activities.


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Mineral Aggregate Operations in Prime Agricultural Areas
6.2.6.10 In Prime Agricultural areas, extraction of mineral aggregates is
         permitted as an interim use, in accordance with the policies of this Plan,
         provided that rehabilitation of the site will be carried out whereby
         substantially the same areas and same average soil quality for agriculture
         are restored. Complete agricultural rehabilitation is not required if:
             i)    there is a substantial quantity of mineral aggregates below the
                   water table warranting extraction or the depth of planned
                   extraction in a quarry makes restoration of pre-extraction
                   agricultural capability unfeasible;
            ii)    other alternatives have been considered by the applicant and
                   found unsuitable, including resources in areas of Canada Land
                   Inventory Class 4 to 7 soils and resources on prime agricultural
                   lands where rehabilitation is feasible; and,
            iii)   agricultural rehabilitation   in   remaining   areas   will   be
                   maximized.
Mineral Aggregate Operations in the Greenbelt Natural Heritage System
6.2.6.11 Notwithstanding other provisions of this Plan, within the Greenbelt
         Natural Heritage System, the relationship between mineral aggregate
         operations, and Key Natural Heritage Features and Key Hydrologic
         Features is as follows:
             i)    No new mineral aggregate operation, wayside pits and quarries,
                   or any ancillary or accessory use thereto will be permitted in
                   the following Key Natural Heritage Features and Key
                   Hydrologic Features:
                     a.   Significant wetlands;
                     b. Significant habitat of endangered species and
                          threatened species;
                     c.   Significant woodlands unless the woodland is occupied
                          by young plantation or early successional habitat (as
                          defined by the Ministry of Natural Resources). In this
                          case, the application must demonstrate that the specific
                          provisions of Sections 2 and 6 have been addressed, and
                          that they will be met by the operation;
            ii)    An application for a new mineral aggregate operation or new
                   wayside pits and quarries may only be permitted in other Key
                   Natural Heritage Features and Key Hydrologic Features not
                   identified in Section 2 and any vegetation protection zone
                   associated with such other feature where the application
                   demonstrates:



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                    a.     How the Water Resource System will be protected or
                           enhanced;
                    b.     That the specific provisions in Section 2 have been
                           addressed, and that they will be met by the operation.
            iii)   Any application for a new mineral aggregate operation, or the
                   expansion of an existing mineral aggregate operation shall be
                   required to demonstrate:
                     a.    How the connectivity between Key Natural Heritage
                           Features and Key Hydrologic Features will be
                           maintained before, during and after the extraction of
                           mineral aggregates;
                     b.    How the operator could immediately replace any
                           habitat that would be lost from the site with equivalent
                           habitat on another part of the site or on adjacent lands;
                           and
                     c.    How the Water Resource System will be protected or
                           enhanced.
            iv)    An application for the expansion of an existing mineral
                   aggregate operation may be permitted in the Greenbelt Natural
                   Heritage System, including Key Natural Heritage Features and
                   Key Hydrologic Features, and in any associated vegetation
                   protection zone only if the related decision is consistent with
                   the Provincial Policy Statement.

Mineral Aggregate Operations in the Oak Ridges Moraine
6.2.6.12 Existing, new or expansions to existing mineral aggregate operations
         within the Oak Ridges Moraine Conservation Plan Area shall also be
         subject to the policies of Section 6.5 of this Plan.

Application Requirements
6.2.6.13 Any application for amendment to this Plan and/or the Zoning By-law
         shall be supported by studies that are based on predictable, measurable,
         and objective effects on people and the environment. Such studies will
         be based on Provincial standards, regulations and guidelines, where they
         exist and will consider and identify methods of addressing the
         anticipated impacts in the area affected by the extractive operation. All
         applications shall be supported by information that address:
             i)    the impact of the operation of the mineral aggregate resource
                   use on:
                     a. the natural heritage features and ecological functions on
                        the site and in the area;
                     b. nearby communities;


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                      c. agricultural resources and activities;
                      d. the quality and quantity of groundwater and surface
                          water;
                      e. the built or cultural heritage resources in the area;
                      f. significant geologic formations on the site and in the area;
                      g. the groundwater recharge and discharge functions on the
                          site and in the immediate area;
                      h. surface water features in the area; and,
                      i. nearby wells used for drinking water purposes.
              ii)   the effect of the additional truck traffic on the ability of an
                    existing haul route to function as a safe and efficient haul
                    route;
             iii)   the suitability of any new haul route relative to the safe and
                    capable of handling the volume of traffic proposed;
             iv)    the impact of the noise, dust and vibration generated by the
                    proposed pit or quarry on adjacent land uses;
              v)    how the policy of no negative impact on significant natural
                    heritage features and related ecological functions on the site
                    and in the area can be satisfied taking into account the net
                    environmental gain provisions of this Plan. This may be
                    achieved, for example, through the progressive rehabilitation or
                    design of a pit or quarry;
             vi)    how the impacts from the proposed pit or quarry on adjacent
                    uses will be mitigated in order to lessen those impacts;
            vii)    how the site will be progressively rehabilitated to
                    accommodate subsequent land uses after the extraction is
                    completed;
            viii)   how the visual impacts of the proposed aggregate extraction
                    operation will be minimized through the preparation of
                    appropriate studies that considers potential visual impacts from
                    adjacent roads and from those properties that may be
                    potentially impacted.

Assessment of Impacts
6.2.6.14 Where a policy in this Plan requires that aggregate extraction not have a
         negative impact on a significant Natural Heritage Feature or related
         ecological function, the Town shall consider compensation and
         enhancements to be initiated by the proponent prior to and/or during
         extraction and the proposed progressive and final rehabilitation of the
         site.
6.2.6.15 In addition to the above, the required studies for a proposed pit or
         quarry, that address the matters identified in this Plan shall take into

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         account the impacts from pits or quarries that are operating or
         undergoing rehabilitation in the area.
6.2.6.16 In considering the added impact of a new pit or quarry license to existing
         impacts, Council shall ensure that mitigation measures intended to
         lessen the added impact are reviewed and applied as required.

Rehabilitation
6.2.6.17 It is the policy of this Plan to encourage the progressive rehabilitation of
         all pits and quarries within the Town. Council will work with pit and
         quarry operators and the Ministry of Natural Resources to ensure that all
         new licenses have appropriate progressive rehabilitation plans. The
         rehabilitation measures taken will be compatible with, and have minimal
         impact upon, the surrounding natural and visual environment and
         existing uses.
6.2.6.18 If a site is to be rehabilitated to a natural state, it is the policy of this Plan
         that natural self-sustaining vegetation and, where possible, hydrologic
         features be established and restored. The rehabilitation of Prime
         Agricultural Lands shall be in accordance with Section 6 of this Plan.
6.2.6.19 The Ministry of Natural Resources will pursue the following under the
         Aggregate Resources Act, for all mineral aggregate operations, including
         wayside pits and quarries within the Greenbelt Plan Area:
            i)    Rehabilitated area will be maximized and disturbed area
                  minimized on an ongoing basis during the life cycle of an
                  operation;
            ii)   Progressive and final rehabilitation efforts will contribute to the
                  goals of the Greenbelt Plan;
           iii)   The Ministry of Natural Resources will determine the maximum
                  allowable disturbed area of each mineral aggregate operation.
                  Any excess disturbed area above the maximum will be required
                  to be rehabilitated. For existing operations this shall be
                  completed within 10 years of the date of approval of the
                  Greenbelt Plan, and 50% completed within six years. For new
                  operations, including expansions, the total disturbed area shall
                  not exceed an established maximum allowable disturbed area;
                  and
           iv)    An application for a mineral aggregate operation or wayside pits
                  and quarries may be permitted only where the applicant
                  demonstrates that the quantity and quality of groundwater and
                  surface water will be maintained as per Provincial Standards
                  under the Aggregate Resources Act.




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6.2.6.20 When operators are undertaking rehabilitation of mineral aggregate
         operation sites in the Greenbelt Plan Area, the following provisions
         apply:
             i)   the aggregate industry will work with the Ministry of Natural
                  Resources to consider the development and implementation of
                  comprehensive rehabilitation plans in areas of high concentration
                  of mineral aggregate operations.
            ii)   The disturbed area of a site will be rehabilitated to a state of
                  equal or greater ecological value, and for the entire site, long-
                  term ecological integrity will be maintained or restored, and to
                  the extent possible, improved.
         iii)     If there are Key Natural Heritage Features or Key Hydrologic
                  Features on the site, or if such features existed on the site at the
                  time of application:
                    a.    The health, diversity and size of these Key Natural
                          Heritage features and Key Hydrologic Features will be
                          maintained or restored and, to the extent possible,
                          improved to promote a net gain of ecological health; and,
                    b.    Any permitted extraction of mineral aggregated that
                          occurs in a feature will be completed, and the area will be
                          rehabilitated, as early as possible in the life of the
                          operation.
            iv)   Aquatic areas remaining after extraction are to be rehabilitated to
                  aquatic enhancement, which shall be representative of the natural
                  ecosystem in that particular setting or eco-district, and the
                  combined terrestrial and aquatic rehabilitation shall meet the
                  intent of Section 2.
            v)    Outside the Natural Heritage System, final rehabilitation will
                  appropriately reflect the long-term land use of the general area,
                  taking into account applicable policies of this Plan and, to the
                  extent permitted under this Plan, existing municipal and
                  provincial policies.
            vi)   Final rehabilitation in the Natural Heritage System will meet
                  these additional provisions:
                    a.    Where there is no underwater extraction, an amount of
                          land equal to that under natural vegetated cover prior to
                          extraction and no less than 35% of each license, is to be
                          rehabilitated to forest cover, which shall be representative
                          of the natural ecosystem in that particular setting or
                          ecodistrict;
                    b.    Where there is underwater extraction, no less than 35% of
                          the non-aquatic lands of each license is to be rehabilitated
                          to forest cover, which shall be representative of the

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                          natural ecosystem in that particular setting or ecodistrict;
                          and,
                    c.    Rehabilitation will be implemented so that the
                          connectivity of the Key Natural Heritage Features and
                          Key Hydrologic Features on the site and on adjacent
                          lands will be maintained or restored, and to the extent
                          possible, improved.

6.2.7     Non-Agricultural Uses in the Protected Countryside
6.2.7.1    Secondary commercial uses on farm properties are permitted within the
           Rural Planning Area subject to Site Plan Control. Prior to approving
           such an application, Council shall be satisfied that:
             i) The use is clearly associated with and located on a commercial
                  farm;
             ii) The retail component has a gross floor area (as defined in the
                  Zoning By-law) of no more than 500 square metres;
             iii) The majority of the products offered for sale, in terms of monetary
                  value, are produced or manufactured on the farm property.
6.2.7.2    The Zoning By-law may further detail appropriate performance
           standards for secondary commercial uses on farm properties.
6.2.7.3    The Town supports the development of uses that highlight the
           importance and value of the agricultural economy. On this basis, the
           following uses shall be permitted in the Rural Planning Area as an
           accessory use subject to Site Plan Control: farm machinery, farm tours,
           petting zoos, hay rides and sleigh rides, processing demonstrations, pick
           your own produce, small-scale farm theme playgrounds for children and
           small-scale educational establishments that focus on farming instruction.
           Prior to approving such an application, Council shall be satisfied that:
             i) The proposed use will not have a negative impact on the
                  enjoyment and privacy of neighbouring properties;
             ii) Adequate on-site parking facilities are provided for the use, in
                  addition to the parking required for the principal use of the
                  property, and such parking is provided in locations compatible
                  with surrounding land uses;
             iii) The proposed access to the site will not cause a traffic hazard and
                  where possible, shall utilize a common driveway with the principal
                  use of the property;
             iv) The proposed use can be serviced by appropriate water and sewage
                  services;
             v) The proposed use enhances the rural and open space character of
                  the Town through the preservation of older barns or buildings


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                   and/or the establishment of a built form that is compatible with the
                   rural surroundings;
              vi) The building housing the proposed use is located within the
                   existing farm-building cluster where possible, and,
              vii) The signage advertising the use is to be designed and located in
                   accordance with the Town’s Sign By-law.
6.2.8.4     Farm-related tourism uses shall not exceed 250 square metres of gross
            floor area (as defined in the Zoning By-law).
6.4.8.5     Within the Rural Planning Area between Doane Road and Queensville
            Sideroad east of Woodbine Avenue, there are a number of pre-existing
            commercial and rural industrial land uses and activities. Additional
            small-scale and expansion to these uses which are consistent with the
            objectives of this Plan in terms of helping to promote the Town’s vibrant
            agricultural and eco-tourism economy, may be permitted in this area
            subject to an amendment to the Zoning By-law. Other uses permitted
            shall include value-added uses that deal with farm produce and other
            agricultural products. Such uses shall generally be restricted to uses that
            cater to the traveling public and tourists.
6.4.8.6     Other commercial and industrial uses and activities which are more
            appropriately suited on full services and provide services and products
            that do not relate to the agricultural economy shall be directed towards
            the appropriate land use designation in the Urban Area.

6.3       Oak Ridges Moraine
6.3.1     Schedule D of this Plan identifies the lands that are located and described
          as the Oak Ridges Moraine Conservation Plan Area. This section of the
          Plan provides general policies which apply to all lands in the Oak Ridges
          Moraine.
6.3.2     Planning decisions in the Oak Ridges Moraine shall reflect the objectives
          of the Oak Ridges Moraine Conservation Plan which are found in Section
          4 of the Oak Ridges Moraine Conservation Act, 2001.
6.3.3     In addition, Schedule D designates the lands in the Moraine in the
          following designations, for which land use policies are found below:
          (i)     Oak Ridges Moraine Natural Core Area
          (ii)    Oak Ridges Moraine Natural Linkage Area
          (iii)   Oak Ridges Moraine Countryside Area
          (iv)    Hamlet Area as it applies to the Hamlet of Holt (see Section 6.2.4)
          (v)     Mount Albert Settlement Area (see Section 6.2.4)

Definitions for terms applicable to lands in the Moraine are found in Section 9 of
this Plan.


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Existing Uses
6.3.4   In accordance with Section 5.12 of this Plan, existing legally established
        uses are permitted in all land use designations within the Oak Ridges
        Moraine and for greater clarity, nothing in this Plan applies to prevent
        within the Moraine:
          i)    the use of any land, building or structure for a purpose prohibited
                by the Oak Ridges Moraine Conservation Plan, if the land,
                building or structure were lawfully used for that purpose on
                November 15, 2001 and continues to be used for that purpose; or,
         ii)    the erection or use prohibited by the Oak Ridges Moraine
                Conservation Plan of a building or structure for which a permit has
                been issued under subsection 8(2) of the Building Code Act, 1992
                on or before November 15, 2001, if:
                a. the permit has not been revoked under subsection 8(10) of the
                   Building Code Act, 1992, and
                b. the building or structure when erected is used and continues to
                   be used for the purpose for which it was erected.

Expansion of Existing Buildings, Structures or Institutional Uses
6.3.5   Nothing in the Oak Ridges Moraine Conservation Plan applies to prevent
        the expansion of an existing building or structure on the same lot, or the
        expansion of an institutional use in all land use designations within the
        Moraine, if the applicant demonstrates that:
           i) there will be no change in use;
          ii) the expansion will not adversely affect the ecological integrity of
               the Moraine Area; and,
         iii) where the existing use has adverse effects on the ecological
               integrity of the Moraine Area, the use is being brought into closer
               conformity with the Oak Ridges Moraine Conservation Plan.

6.3.6   Notwithstanding the foregoing:
          i) an existing mineral aggregate operation or an existing wayside pit
              within the Oak Ridges Moraine Natural Core Area designation
              may not be expanded beyond the boundary of the area under
              license or permit;
         ii) minor expansion to existing buildings and structures may be
              permitted without an amendment to the zoning by-law provided
              that the addition does not intrude into any area identified on
              Schedule E as a Key Natural Heritage or Hydrologically
              Significant Feature and the expansion complies with all the other
              applicable regulations of the Zoning By-law; and,



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        iii)   new accessory uses, buildings and structures, including swimming
               pools, related to existing residential uses may be permitted in
               accordance with the applicable regulations of the Zoning By-law.
               Provided that the accessory building does not intrude into any area
               identified on Schedule E as a Key Natural Heritage or
               Hydrologically Significant Feature.

Reconstruction of Existing Buildings or Structures
6.3.7   Nothing in the Oak Ridges Moraine Conservation Plan applies to prevent
        the reconstruction, within the same location and dimensions, of an existing
        building or structure that is damaged or destroyed by causes beyond the
        owner’s control, and the reconstructed building or structure shall be
        deemed to be an existing building or structure if there is no change in use
        and no intensification of use.

Use Conversion
6.3.8   Nothing in the Oak Ridges Moraine Conservation Plan applies to prevent
        the conversion of an existing use to a similar use, if the applicant
        demonstrates that the conversion:
          i)   will bring the use into closer conformity with the Oak Ridges
               Moraine Conservation Plan; and
         ii)   will not adversely affect the ecological integrity of the Moraine
               Area.

Previously Authorized Single Dwelling
6.3.9   Nothing in the Oak Ridges Moraine Conservation Plan applies to prevent
        the use, erection or location of a single dwelling and accessory uses in the
        Oak Ridges Moraine Plan Area provided that the use, erection and
        location would have been permitted by the applicable zoning by-law on
        November 15, 2001, where the applicant demonstrates, to the extent
        possible, that the use, erection and location will not adversely affect the
        ecological integrity of the Moraine Area. Prior to the establishment of a
        single dwelling under these circumstances, the landowner may be required
        to apply and receive approval for a Site Plan Development Agreement as
        authorized by Section 41 of the Planning Act to ensure that the single
        dwelling has no negative impacts on the ecological integrity of the Oak
        Ridges Moraine.




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Previously Authorized Building or Structure
6.3.10 Nothing in the Oak Ridges Moraine Conservation Plan applies to prevent
        the use, erection or location of a building or structure if,
      i) the use, erection and location were authorized by the approval of an
            application that was commenced before November 17, 2001 and
            approved after that date; or
     ii) the use, erection and location were authorized by the approval of an
            application that was commenced after November 17, 2001 and decided
            in accordance with subsection 17(1) of the Oak Ridges Moraine
            Conservation Act, 2001.
6.3.11 An application for site plan approval under Section 41 of the Planning Act
       is not required to comply with the Oak Ridges Moraine Conservation Plan
       if it relates to land in respect of which any of the following was
       commenced before November 17, 2001 and approved after that date:
        i) an application for an amendment to a zoning by–law;
       ii) an application for approval of a plan of subdivision under Section 51
             of the Planning Act; and,
      iii) an application for approval or exemption from approval for a plan of
             condominium under Section 9 of the Condominium Act, 1998.

Transitional Provisions and Further Approvals
6.3.12 All applications, as defined under the Oak Ridges Moraine Conservation
       Act, 2001, which commenced on or after November 17, 2001 are required
       to conform with the ORMCP.
6.3.13 Applications in Natural Core, Natural Linkage or Countryside Areas/
       Hamlets that were commenced but were not decided prior to November
       17, 2001, as defined in the Oak Ridges Moraine Conservation Act, 2001
       are required to conform to the prescribed provisions under Section 48 of
       the ORMCP.
6.3.14 Applications in Natural Core, Natural Linkage or Countryside Areas that
       were commenced and decided before November 17, 2001 as defined in the
       Oak Ridges Moraine Conservation Act, 2001 are not subject to the
       provisions of the ORMCP provided that the use, building or structure for
       which the application was intended, is legally existing as of the date of
       adoption of this Plan.
6.3.15 Notwithstanding the policies above, where a planning application is
       submitted after November 17, 2001 as a direct result from a condition
       attached to a provisional consent, a draft plan of subdivision or a draft plan
       of condominium, such an application shall be completed under the same
       system in effect as the original approval in accordance with Section 17(1)
       of the Oak Ridges Moraine Conservation Act, 2001 (as amended through
       Bill 27, The Greenbelt Protection Act, 2004).              In addition, any

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       development permission established by such a further approval may be
       recognized in the local municipal official plan and zoning by-law, as
       appropriate.

Transportation, Infrastructure and Utilities
6.3.16 Transportation, infrastructure and utilities uses are to be prohibited in all
       land use designations, Key Natural Heritage Features and Hydrologically
       Sensitive Features unless Section 41 requirements of the Oak Ridges
       Moraine Conservation Plan have been addressed to the satisfaction of the
       applicable approval authority, such as the Region of York or the Town.
6.3.17 The Town shall ensure that the Section 41 requirements, including the
       determination of need, are met through Environmental Assessment Act,
       Planning Act, Condominium Act, and Local Improvement Act approval
       processes or other applicable approval process.
6.3.18 Low-intensity recreational uses shall be permitted in all designations in the
       Oak Ridges Moraine subject to the applicable provisions of Section 37 of
       the Oak Ridges Moraine Conservation Plan.

Recreational Trail System
6.3.19 A recreational trail system is to be established throughout the entire area
       which is subject to the Oak Ridges Moraine Conservation Plan. Where
       this trail is located in the Town it may be permitted in any part of the
       Town subject to the provisions of Section 39 of the Oak Ridges Moraine
       Conservation Plan. Further, the Town shall encourage the linkage of any
                                                                .
       trails in the Town to the Oak Ridges Moraine trail system.

Major Development
6.3.20 Notwithstanding any other provisions of this Plan, in the Oak Ridges
       Moraine Plan Area, major development is subject to a number of
       requirements in addition to those for other development. These include
       additional requirements with respect to landform conservation (Section
       30(8) and (9) of the Moraine Plan); stormwater management (Section 45)
       and sewage and water services (Section 43).
6.3.21 In addition, an application commenced prior to April 23, 2007 shall be
       subject to the provisions of Section 24(8) of the Moraine Plan, while new
       development is prohibited after April 23, 2007 in accordance with the
       provisions of Section 24(4) of the Moraine Plan unless:
          i)   the watershed plan for the relevant watershed has been completed;
         ii)   the major development conforms to the watershed plan; and,
        iii)   a water budget and conservation plan, prepared in accordance with
               Section 25 of the Moraine Plan and demonstrating that the water



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               supply required for the major development is sustainable, has been
               completed.

Other Applicable Policies
6.3.22 Notwithstanding the other policies in this Section, any application
       proposing development or site alteration on lands within the Oak Ridges
       Moraine will also be required to conform with other applicable policies in
       this Plan, as well as, both Regional and provincial policies. In the event of
       conflict, the policies of this Plan as they relate to the Oak Ridges Moraine
       shall prevail.
6.3.23 Where this Plan is more restrictive than the Oak Ridges Moraine
       Conservation Plan, excluding agricultural uses, mineral aggregate
       operations and wayside pits, the policies of this Plan shall prevail.
6.3.24 In accordance with the Oak Ridges Moraine Conservation Act, 2001, the
       Town shall adopt tree and site alteration by-laws in accordance with
       Sections 135 through 141 and 142 through 146 of the Municipal Act.
6.3.25 Any development in the Oak Ridges Moraine Plan Area that involves tree
       preservation shall be carried out in conformity with the policies of this
       Section and the relevant land use designation.
6.3.26 The Town shall work with the Region of York and the Conservation
       Authority to complete and implement watershed plans, including water
       budgets and water conservation plans to meet the requirements of the Oak
       Ridges Moraine Conservation Plan.
6.3.27 All development and site alteration in a subwatershed on the Oak Ridges
       Moraine shall be prohibited, except in the Community of Mount Albert.
6.3.28 Major development on the Oak Ridges Moraine shall be prohibited, unless
       the relevant requirements of Section 24 of the Moraine Plan have been
       satisfied.

Consents
6.3.29 Notwithstanding any other policies of this Plan, a lot may only be created
       in the following designations in conformity with Part IV, Section 32 and
       subject to Section 15, and Part III of the Oak Ridges Moraine
       Conservation Plan (ORMCP). The exception is that Section 8.17.3 of this
       Plan shall apply to the creation of non-farm residential uses rather than
       Section 32(1)1 of the ORMCP:
          i) Oak Ridges Moraine Natural Core Area
         ii) Oak Ridges Moraine Natural Linkage Area
        iii) Oak Ridges Moraine Countryside Area, including the lands in the
               Hamlet Area designation applicable to the Hamlet of Holt.



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6.3.30 Oak Ridges Moraine Natural Core Area
Natural Core Areas have been identified in the Oak Ridges Moraine
Conservation Plan as areas with a high concentration of Key Natural Heritage
Features, Hydrologically Sensitive Features or landform conservation areas.

The purpose of this designation is to maintain and, where possible, improve or
restore the ecological integrity of the Oak Ridges Moraine. This is to be achieved
by meeting the purposes and objectives as outlined under Section 11(1) and (2) of
the ORMCP.
6.3.30.1 In addition to the uses permitted in Section 6 of the Plan, and subject to
         the policies of Section 6.3, the following uses are permitted in the Oak
         Ridges Moraine Natural Core Area designation:
         (i)     Agricultural uses;
         (ii)    Unserviced parks;
         (iii) Accessory uses to (i) and (ii), and
         (iv)    Legally existing uses in accordance with the provisions of
                 Section 6.3.4 of this Plan.
6.3.30.2 Uses accessory to agricultural uses shall not include the manufacture of
         value-added products from the produce of the farm operation, but may
         include, though are not limited to:
         i)     the roadside sale of produce produced on the premises of the
                farm operation; and,
         ii)    a second dwelling that is temporary, mobile or portable unit, if
                the applicant demonstrates that the dwelling;
                a. is required to house help that is needed on the farm operation
                     on a seasonal or full time basis;
                b. does not require a consent under Section 50 or 53 of the
                     Planning Act;
                c. will not adversely affect the ecological integrity of the
                     Moraine Area; and,
                d. is grouped with existing farm structures.
The specifics of the temporary, mobile or portable unit shall be further defined in
the Town’s Zoning By-law.

6.3.31 Oak Ridges Moraine Natural Linkage Area
Natural Linkage Areas have been identified in the Oak Ridges Moraine
Conservation Plan as areas forming part of a central corridor system that support
or have the potential to support the movement of plants and animals among the
lands designated Oak Ridges Moraine Natural Core and Linkage Area, as well as
river valleys and stream corridors.




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The purpose of this designation is to maintain, and where possible to improve or
restore, the ecological integrity of the Moraine Area, and to maintain, and where
possible, improve or restore regional-scale open space linkages between lands in
the Oak Ridges Moraine Natural Core Area designations and along river valleys
and stream corridors. This is to be achieved by meeting the purposes and
objectives as outlined under Section 12(1) and (2) of the ORMCP.

6.3.31.1 In addition to the uses permitted in Section 6 of the Plan, and subject to
         the policies of Section 6.3, the following uses are permitted in the Oak
         Ridges Moraine Natural Linkage Area designation:
         (i)     Agricultural uses;
         (ii)    Unserviced parks;
         (iii)   Mineral aggregate operations;
         (iv)    Wayside pits;
         (v)     Accessory uses to (i) through (iv); and
         (vi)    Legally existing uses in accordance with the provisions of
                 Section 6.3.4 of this Plan.
6.3.31.2 Uses accessory to agricultural uses shall be permitted in accordance with
         the policies of Section 6.3.30.2 of this Plan.
6.3.31.3 Mineral aggregate operations and wayside pits shall only be permitted in
         accordance with:
         (i)    the provisions of the Oak Ridges Moraine Conservation Plan,
                particularly Part IV, Section 35 and 36;
         (ii)   existing mineral aggregate operations are designated Moraine
                Aggregate Resource Area on Schedule H and shall be zoned to
                permit the existing use in accordance with the provisions of
                Section 6 of the Oak Ridges Moraine Conservation Plan; and,
         (iii) expansions of existing operations and new operations shall
                require a zoning by-law amendment which shall be evaluated in
                accordance with the criteria set out in Section 6.2.6 of this Plan,
                in addition to the provisions of the Oak Ridges Moraine
                Conservation Plan.

Special Provisions
Notwithstanding any other policies of this Plan, or any designations, categories or
areas shown on Schedules D, the lands described as 18364 Warden Avenue, being
Part of Lot 6, Concession 4, in the Town, and which are identified as a "Special
Policy Area" on Schedule D, shall be permitted to develop as an estate residential
subdivision in accordance with the transitional policies of Sections 17(1) (as
amended through Bill 27, the Greenbelt Protection Act, 2004) and 15(3) of the
Oak Ridges Moraine Conservation Act, 2001. Specifically, the lands shall be
developed in accordance with Section 5 of this Plan, regarding natural vegetative
buffers; the provisions of By-law Number 97-50, as amended by By-law 2002-43;

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                         OFFICIAL PLAN

and the conditions of draft approval for subdivision 19T-89054. Any changes to
the development, that require a rezoning or minor variance, shall conform to the
applicable provisions and schedules of this Plan, with respect to the Oak Ridges
Moraine Conservation Plan.

6.3.32 Oak Ridges Moraine Countryside Area
Countryside Areas have been identified in the Oak Ridges Moraine Conservation
Plan as areas of rural land use such as agriculture, recreation, hamlets, mineral
aggregate operations, parks and open space. Hamlets are generally long-
established and identified in official plans. They are also shown on the land use
designation plan to the Conservation Plan. Additional objectives for the
Countryside Areas are also outlined under Section 13(2) of the ORMCP.

The purpose of this designation is to encourage agricultural and other rural uses
that support the Plan’s objectives, by:
        (i)    Protecting prime agricultural areas;
        (ii)    Providing for the continuation of agricultural and other rural land
               uses and normal farm practices; and,
        (iii) Maintaining the rural character of the rural settlements.

6.3.32.1 In addition to the uses permitted in Section 6 of the Plan, and subject to
         the policies of Section 6.3, the following uses are permitted in the Oak
         Ridges Moraine Countryside Area designation:
         (i)     Agricultural uses;
         (ii)    Unserviced parks;
         (iii)   Mineral aggregate operations;
         (iv)    Wayside pits;
         (v)     Accessory uses to (i) through (iv); and
         (vi)    Legally existing uses in accordance with the provisions of
                 Section 6.3.4 of this Plan.
6.3.32.2 Uses accessory to agricultural uses shall be permitted in accordance with
         the policies of Section 6.3.30.2 of this Plan.
6.3.32.3 Mineral aggregate operations and wayside pits shall be permitted in
         accordance with the policies of Section 6.2.6 of this Plan.
Special Provisions
Recreation Areas existing as of November 17, 2001 and identified on Schedule D
may be permitted to expand or change their operations on that portion of their
lands which are designated Oak Ridges Moraine Countryside Area, in accordance
with the policies of Section 38 of the Oak Ridges Moraine Conservation Plan and
Section 6.2.5.1 of this Plan.




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7      SUSTAINABLE INFRASTRUCTURE

One of the five Strategic Pillars outlined in the Town’s 2005 Strategic Plan, is
“Investing in Municipal Infrastructure”. There is a broad array of infrastructure
that is required to support the Town’s projected growth. Such infrastructure is
provided by various tiers of government and agencies, including the Province of
Ontario, the Region of York, the Town, utility and telecommunication providers,
and other service providers.

All of these forms of ‘municipal infrastructure’ are needed to create complete
communities and it is the Town’s objective to ensure such infrastructure is
planned, designed and developed or implemented in a coordinated and cost-
effective manner with those agencies and/or private entities responsible.

The policies of this Part of the Plan address the Town’s sustainable infrastructure
in the following component areas:

A)   Corridors that support transportation systems including roads, transit and
     transportation demand management (cycling and pedestrian trails and
     walkways, etc);
B)   Coordinated and best practices for municipal water and wastewater
     servicing;
C)   Stormwater management;
D)   Community energy planning, including power generation and supply
E)   Best practices for waste management.


7.1 GENERAL POLICIES FOR INFRASTRUCTURE
The policies of this plan were developed on the basis of Infrastructure Master
Plans which were conducted based on the long term build-out of the community
to 2051. These plans have been coordinated with the similar master plan
undertaken by the Regional Municipality of York. The long term vision and
requirements for infrastructure planning are consistent with the policies of the
Provincial Policy Statement and the Region of York Official Plan and support the
objective to provide cost-effective planning and design for all forms of
infrastructure.

The long term Master Plans for water, wastewater and transportation
infrastructure completed in support of this Plan, have been undertaken through an
integrated process which coordinated the Planning Act exercise of developing this
Plan with the Municipal Class Environmental Assessment (EA) process. As such,
all roads, water and sanitary servicing infrastructure contemplated and identified



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                         OFFICIAL PLAN

in this Plan shall be deemed to have satisfied phases 1 and 2 of the Class EA
process.

7.1.1    The planning, design, and delivery of all forms of infrastructure shall be
         coordinated with all levels of government.

7.1.2    The Provincial government and Region of York shall provide necessary
         Environmental Assessment (EA) approvals in a timely manner for water,
         wastewater, transportation, transit and energy projects.

7.1.3    The planning, design, and construction of all forms of infrastructure
         shall incorporate techniques and design elements which support and
         advance the environmental sustainability and energy efficiency
         objectives of this plan, including the use of green building materials and
         recycled resources, and minimizing the disruption to natural heritage
         features.

7.1.4   Greenbelt Plan Area

The location and construction of infrastructure and expansions, extensions,
operations and maintenance of infrastructure within the Greenbelt Plan Area are
subject to the following policies:
          i)   Planning, design and construction practices shall minimize,
               wherever possible, the amount of the Greenbelt Plan Area, and
               particularly the Natural Heritage System, traversed and/or
               occupied by such infrastructure;
         ii)   Planning, design and construction practices shall minimize,
               wherever possible, the negative impacts and disturbance of the
               existing landscape, including, but not limited to, impacts caused by
               light intrusion, noise and road salt;
        iii)   Where practicable, existing capacity and coordination with
               different infrastructure services is optimized;
        iv)    New or expanding infrastructure shall avoid key natural heritage
               features or key hydrologic features or its associated vegetation
               protection zone unless need has been demonstrated and it has been
               established that there is no reasonable alternative; and,
         v)    Where infrastructure crosses the Natural Heritage System or
               intrude into or result in the loss of a key natural heritage feature or
               key hydrologic feature, planning, design and construction practices
               shall minimize negative impacts and disturbance on the features or
               their related functions, and where reasonable, maintain or improve
               connectivity.

7.2 TRANSPORTATION


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                         OFFICIAL PLAN

The Town’s Transportation Master Plan addresses future population and
employment growth by developing a sustainable transportation system that
balances the expansion of new roads with the addition of transit services, cycling
and pedestrian opportunities plus other more efficient modes of travel.

The formulation of an effective transportation network involves various
authorities with a variety of jurisdictions. The Federal Government is responsible
for rail facilities, the Province has jurisdiction over Provincial Highways and GO
Transit, the Region of York is responsible for Regional Roads and public transit
and the Town of East Gwillimbury is responsible for local road infrastructure.
The Town recognizes and supports the need for partnership, consultation, co-
ordination and co-operation between various levels of government and
appropriate agencies & stakeholders to achieve the envisioned transportation
system.

The purposes of the Transportation Plan on Schedule F, and the policies of this
Section, are to promote the development of a transportation network which
provides for the safe, economic and efficient movement of people and goods, by:

   i) Establishing an integrated transportation system that safely and efficiently
      accommodates various modes of transportation providing the safe and
      efficient movement of people and goods within the Town and to and from
      adjacent municipalities;
   ii) Promoting public transit, cycling and walking as energy efficient,
       affordable and accessible forms of travel;
   iii) Protecting transportation corridors to facilitate the development of a
        transportation system that is compatible with and supportive of existing
        and future land uses;
   iv) Ensuring that new roads in the Urban Area are designed in a grid-oriented
       street network to help distribute traffic evenly and provide access for the
       future operation of an efficient public transit system.
7.2.1   Active Transportation and Transportation Demand Management

Transportation Demand Management (TDM) helps to promote a more efficient
use of transportation infrastructure, in order to discourage the use of personal
automobiles and promote car-sharing and alternative forms of transportation, such
as transit, walking, and cycling.
The Town will encourage the development of a walkway and bicycle trails system
that links open space areas, significant natural, historic and recreational features
and community facilities into an integrated community-wide trails network. Trails
promote healthy lifestyles and provide an alternative transportation network.



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It is the intent of the Town to:
    i) Encourage opportunities for active transportation, such as walking and
       cycling throughout the community;
    ii) Encourage and support measures which will provide for barrier-free
        design of pedestrian facilities;
    iii) Ensure lands for cycling/pedestrian paths are included with the land
         requirements for roads.
It is the policy of the Town to:
7.2.1.1   Bicycle use shall be encouraged and the integration of bicycle parking
          and storage facilities within developments shall be addressed through the
          Site Plan process for all commercial, industrial and multiple-unit
          residential development and evaluated through the application of the
          Sustainable Development Evaluation System.
7.2.1.2   The Town shall encourage the use of programs and initiatives, such as
          carpooling, high occupancy vehicles (HOV) lanes and other similar
          approaches to promote more efficient use of existing road facilities.
7.2.1.3   The Town shall require any development that contains more than 3,000
          square metres of office use or 9,290 square metres of industrial uses to
          establish a TDM plan and implementation strategy in consultation with
          the Town. Priority shall be given to measures which are not capital
          intensive (ie. flexible working hours, priority parking for carpool
          vehicles) and which are feasible given the scale, ultimate ownership and
          location of the development.
7.2.1.4   To encourage TDM, the Town may permit reduced parking standards for
          developments that demonstrate through a TDM plan and implementation
          strategy that a reduction in parking standards would be appropriate. A
          reduction in parking standards may also be permitted where mixed use
          development is proposed, where there is significant density of
          development and good accessibility to transit.
7.2.1.5   Consideration should be given to safety and convenience of the users,
          when designing and developing walkways, bicycle paths, and related
          networks, including enhanced lighting, separation from vehicular traffic
          where appropriate, emergency response features, and inherent security
          of design.
7.2.1.6   Sidewalks shall be required in all new development and redevelopment
          in accordance with the Urban Design policies of this Plan in Section 5.5
          or any subsequent set of Urban Design Guidelines and in accordance
          with existing municipal policies and design standards.


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7.2.2     Parking
7.2.2.1    The Town shall require as a condition of development or redevelopment
           that adequate parking and loading facilities be provided, including
           parking for bicycles. Such parking may include on-street parking or the
           use of municipal parking facilities.
7.2.2.2    Options to replace at-grade parking areas will be encouraged, including:
           i)    On-street Parking
                 On-street parking shall be permitted wherever possible, in keeping
                 with, appropriate engineering design standards.
           ii)   Municipal Parking
                 The Town shall work with landowners in mixed use areas and
                 Local Centres to establish municipal parking at strategic centres.
          iii)   Maximum Parking Standards
                 The zoning by-law may establish maximum, as well as minimum
                 parking standards.
7.2.2.3    The Town may, at its discretion, enter into an agreement with the owner
           or operator of a building in an area where a municipal parking garage or
           lots has or will be established to provide for the payment of cash-in-lieu
           of parking for all or part of the zoning by-law requirements for off-street
           parking.
7.2.2.4    Parking lot design shall be in accordance with the Town’s Urban Design
           Guidelines.

7.2.3     Community Linkages
The purpose of Community Linkages is to provide connectivity within the Urban
Area, encourage pedestrian movement so as to reduce dependency on the
automobiles, as well as provide for non-intensive recreational opportunities, such
as walking, cycling and nature viewing.
7.2.3.1    The Town shall establish a linked active and passive open space system
           to provide connectivity within the Urban Area.
7.2.3.2    The design of Community Linkages shall take into consideration public
           safety and convenience including visibility and lighting, and shall be
           designed in accordance with Crime Prevention through Environmental
           Design (CPTED) principles.




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7.2.3.3    Design measures must consider accommodation for multiple user types
           (i.e. pedestrians and bicyclists) and the provision for signage where
           appropriate.
7.2.3.4    The Town shall consider locating walkways/bicycle paths and/or nature
           trails within Community Linkages, in a manner sensitive to the potential
           retention or restoration of natural landscapes and features within the
           corridor. Such facilities shall connect with the existing and planned
           network of walkways/bicycle paths and sidewalks in accordance with
           Sections 7.2.1. of this Plan.
7.2.3.5    Where Community Linkages are under private ownership, it shall not be
           construed that these lands are free and open to the general public nor that
           such lands will necessarily be acquired by the Town or any other public
           agency. The Town shall, wherever possible, bring Community Linkages
           into public ownership. Community Linkages shall be identified in the
           Secondary Plan in accordance with Section 8.
7.2.4     Transit
The Town’s overall road network and new development areas shall be planned to
accommodate public transit service. The provision of transit services and facilities
is the responsibility of other levels of government at present. The Town does not
operate any transit services. Nevertheless, it is the policy of Council to encourage,
by its own efforts and those of others, the efficient provision of transit and the
improvement of transit services and facilities.
The Town will work with York Region Transit, VIVA and Metrolinx to maintain
and enhance transit services and provide interconnections within the Community
and between the Community and the other urban areas of the Town and Region.

Goals
  i)      The Town shall support a “transit first” policy to ensure that development
          proceeds in a manner that is supportive of the early provision of transit
          services;
 ii)      Encourage GO Transit authorities to enhance the GO commuter rail
          service station in the community and require structured parking for any
          planned expansion of the commuter parking lots;
iii)      Road patterns shall be efficient for the operation of transit vehicles,
          including transit services for the physically challenged.
It is the policy of the Town to:

7.2.4.1    Phasing plans shall provide roads required for transit in the initial phases
           of growth and development.




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                          OFFICIAL PLAN

7.2.4.2    Arterial and collector roads are to be designed to accommodate transit
           vehicles to the satisfaction of the Town and York Region Transit. The
           minimum pavement width for transit vehicles shall be 3.5 metres and the
           minimum curb radius for transit vehicles shall be 15 metres.

7.2.4.3    The Environmental Assessment processes for the reconstruction of
           Second Concession shall consider the provision of bus rapid transit or
           other higher order transit within the study process.

7.2.4.4    Transit routes shall be located so that all residents, employment areas,
           secondary and elementary schools, shopping areas and public facilities
           are generally located within a walking distance of not more than 500
           metres of a transit stop.

7.2.4.5    Sidewalks shall be located on both sides of the streets that accommodate
           transit routes. Transit stops and shelters are to be incorporated into
           public sidewalks with walkway connections to adjacent buildings and
           streets and incorporated into development plans and installed as a
           development requirement.

7.2.4.6    Any new traffic calming measures proposed for existing or planned
           transit routes shall be designed and constructed in such a way, and in
           consultation with York Region Transit, that properly considers the
           negotiation of transit vehicles.

7.2.5     Roads

The Town’s road network consists of a hierarchy of local roads, regional roads
and provincial highways. This road network must respond to changing urban
development patterns and travel demands. The role and function of each element
of the road system will be clearly defined within an effective road classification
system to support the provision of an efficient, safe and accessible road network
with adequate capacity for both personal vehicles and goods movement
The road network has been planned to take into account the anticipated evolution
of the network to handle the Town’s projected growth, as well as growth within
the surrounding area.

Goals
   i) Identify an integrated system of roads based on a network of highways,
      arterial, collector, rural and local roads to accommodate future
      transportation demands;
   ii) Ensure that the Town and Region of York have integrated Transportation
       Master Plans and capital programming to ensure timely and efficient
       delivery of the planned road system;

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                          OFFICIAL PLAN

   iii) Work with the Region of York and the Province to require timely
        approvals and commitment to provide the necessary transportation
        infrastructure identified in this Plan;
   iv) Plan and protect for road corridors that support the Town’s urban and rural
       structure;
   v) Ensure that road infrastructure planning and design evaluates and
      considers the need to accommodate public transit.

General Policies

7.2.5.1   The Long Term Roads Plan for the community is shown on Schedule F
          and includes the following classifications:
             i) Provincial Highways;
            ii) Arterial Roads;
           iii) Collector Roads; and,
           iv) Local Roads.

7.2.5.2   The roads shown on Schedule F are roads under the jurisdiction of the
          Province and the Regional Municipality of York, as well as the Town.
          This Plan does not imply any control by the Town over roads for which
          it has no jurisdiction, but may include statements setting out the Town’s
          position or proposals with respect to such roads. This Plan does not
          imply that the Town is assuming the authority for such roads.

7.2.5.3   The Town shall work co-operatively with the Province, the Region and
          adjacent municipalities to integrate the planning of the municipal road
          network with the roads under Provincial and Regional jurisdiction, and
          in the planning of roads which cross municipal boundaries to
          accommodate inter-regional vehicular traffic without causing disruption
          to local traffic and residential neighbourhoods.

7.2.5.4   Local Roads are those existing or future roads not otherwise classified as
          Arterial Roads or Collector Roads. New Local Roads, walkways, and
          bicycle paths are not specifically identified on Schedule F.

7.2.5.5   Major roads including provincial highways, arterial and collector roads,
          shall generally conform with the designations on Schedule F and the
                                 .
          requirements of Table 7.1.

7.2.5.6   Local roads, walkways, and bicycle paths shall be permitted without
          requiring a separate designation on Schedule F, in accordance with all
          other relevant provisions of this Plan. Local roads shall generally
                                                  .
          conform with the requirements of Table 7.1.



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                          OFFICIAL PLAN

7.2.5.7    Future roads shown on Schedule F will, in most instances, be planned,
           developed and dedicated through the development approval process. In
           addition, the development approval process may also provide for the
           provision of a network of local roads, walkways and bicycle paths,
           which are not shown on Schedule F, throughout the development areas
           in order to improve the interconnections and linkages of the community.

7.2.5.8   The location of major transportation facilities shall generally conform
          with the designations on Schedule F. Minor variations in the location of
          major intersections, road rights-of-way widths and sight triangles, or the
          alignments of any new facilities may be permitted without amendment
          to this Plan provided that:
           i) All other provisions of this Plan are complied with; and,
          ii) Detailed engineering, planning, environmental and other studies
                have been carried out which document, to the satisfaction of the
                authority having jurisdiction, the rationale for making the
                variations.

Road Standards
7.2.5.9    All new roads being developed and all existing roads being
           reconstructed shall provide the following, unless otherwise permitted by
           the Town:
            i) appropriate paving;
           ii) curb and gutter;
          iii) storm water drainage works; and
          iv) sidewalks, generally constructed on at least one side of a Local
                Road and in the following circumstances, usually required on both
                sides of the road:
                  a. a Local Road which approximates the function of a Collector
                      Road, in terms of continuity and interconnection with other
                      roads;
                  b. a Local Road serving a school, Community Park, or
                      Neighbourhood Park; and
                  c. a Local Road which provides a link with walkways, bicycle
                      paths, and open space links.
                  d. Collector and Arterial Roads within the Urban Area.

General Policy for Road Design and Construction
7.2.5.10 All new development shall incorporate a minimum amount of recycled
         aggregate material and asphalt in the construction of roads and hard
         surfaces.
7.2.5.11 Notwithstanding other requirements of this Plan and the engineering
         standards normally employed in road development, the Town recognizes
         that in some existing developed areas the reconstruction of roads to

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                         OFFICIAL PLAN

         normal minimum standards may not be economically or physically
         feasible due to the constraints of existing buildings, access driveways,
         mature trees within road allowances and/or other conditions. In order to
         secure needed road improvements in such cases, it will be necessary to
         find a realistic balance between normal engineering standards and
         minimizing the disruptive effects upon the existing community.
7.2.5.12 Roads proposed to cross watercourses shall require the approval of the
         Conservation Authority, possibly the Ministry of Natural Resources and
         any other authority having jurisdiction prior to the commencement of
         construction.
7.2.5.13 The authority having jurisdiction shall be encouraged to plant trees on
         the rights-of-way of roads or on adjacent private property, in order to
         provide for continuous landscaping, particularly in the event tree
         removal is required in association with road improvements. Special
         provision shall be made for landscaping of the new intersections along
         arterial roads as gateways to the community.
7.2.5.14 Access to roads shall not be permitted where a traffic hazard would be
         created due to inappropriate sight distances, curves or grades, or as
         otherwise deemed inappropriate by the Town or the Region for Regional
         Roads. No development shall be permitted until the required approval or
         permit, if any, has been secured from the road authority having
         jurisdiction.

7.2.5.15 The Town, as a condition of development or redevelopment, may
         require lands, to the extent of the typical road rights-of-way widths and
         sight triangles specified elsewhere on this Plan, to be dedicated to the
         appropriate authority having jurisdiction. Additional lands in excess of
         the typical rights-of-way widths may also be required to be conveyed for
         works related to but not limited to, extensive cut/fill operations,
         improvements to pavements, intersections, bridges, sight triangles,
         railway crossings, drainage and buffering measures. Such additional
         right-of-way requirements shall be determined at the time of the design
         of road facilities.
7.2.5.16 New roads, additional rights-of-way, walkways and bicycle paths
         required to improve the transportation network shall normally be
         acquired as a condition to the approval of plans of subdivision, site plans
         and consents.




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                                          .
                                   TABLE 7.1
                       FUNCTION OF MAJOR ROAD FACILITIES
 ROAD
                        FUNCTION                        DESIGN REQUIREMENTS*
 CLASSIFICATION
 Provincial Freeways    •   Serve inter-regional        •   To the satisfaction of the Ministry of
                            travel demands including        Transportation or any other authority
                            movements of heavy              having jurisdiction.
                            trucks

 Provincial Highways    •   Serve inter-regional and    • Provincial highways to the satisfaction of
 and Regional               regional travel demands,      the Ministry of Transportation or any
 Arterials                  including movement of         other authority having jurisdiction.
                            heavy trucks                The following pertain to Arterial Roads:
                        •   Carry large volumes of      • High degree of access control, especially

                            traffic                       in rural areas, with direct access from
                                                          abutting properties discouraged;
                        •   Connect Collector and
                                                        • Maximum 6 travel lanes;
                            other Arterial roads
                                                        • Right-of-way width 30 to 36 metres;
                                                        • Where transit is proposed, right-of-way
                                                          width may be in excess of 36 metres;
                                                        • Pavement width 11 to 22 metres
                                                          excluding turning lane requirements;
                                                        • Where transit is proposed, pavements
                                                          widths may be in excess of 22 metres;
                                                        • Sight triangles 30 metres x 30 metres at
                                                          intersections with highways and other
                                                          arterials and 15 metres x 15 metres at all
                                                          other roads.

 Collector Roads        •   Serve local travel          •   Some degree of access control, especially
                            demands                         in rural areas, with direct access from
                        •   Carry medium volumes of         abutting properties discouraged;
                            traffic                     •   Maximum 4 travel lanes;
                        •   Connect Arterial and        •   Right-of- way width 23 to 26 metres;
                            Local roads                 •   Pavement width maximum 10-15 metres;
                                                        •   Sight triangles 30 metres x 30 metres at
                                                            intersections with highways; 15 metres x
                                                            15 metres at intersections with arterials
                                                            and collectors; and 5 metres x 5 metres at
                                                            intersections with local roads

 Local Roads            •   Serves residential          •   No access control with the exception of
                            neighbourhood and               safety related restrictions;
                            employment area travel      •   Maximum 2 travel lanes;
                            demands;                    •   Right-of-way width 20 metres, however,
                        •   Connect to Collectors and       reduced standards may be established for
                            Arterials                       individual development applications;


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                           OFFICIAL PLAN

                                                      •   Pavement width max. 8.6 metres (in
                                                          residential areas) to 12 metres (in
                                                          employment areas);
                                                      •   Sight triangles at intersections with
                                                          collectors and other local streets:
                                                              • 5 metres x 5 metres in residential
                                                                areas
                                                              • 10 metres x 10 metres in
                                                                employment areas
                          (*Or as otherwise required through the approvals process)
7.2.6     Provincial Highways
The following policies apply to the roads designated as Provincial Highways on
Schedule F to this Plan. The Road designated as Future Provincial Highway
(approved) on Schedule F represents the approved alignment of the Highway 404
extension northerly from Green Lane to Ravenshoe Road, to be constructed by
2012.

The Road designated Proposed Future Provincial Highway on Schedule F
represents a conceptual alignment of the proposed east-west connection between
Highway 400 and Highway 404. The eastern intersection of these two Highways
is contemplated immediately north of the Queensville community.

7.2.6.1    The Proposed Interchange at the intersection of the Highway 404
           extension and Doane Road is conceptual and subject to the Ministry’s
           approval of the Region of York’s Environmental Assessment process.
           This Proposed Interchange is considered to be necessary as part of the
           road infrastructure to support growth within and surrounding the Town.
           The acquisition of land for this facility and the costs of constructing it
           when it is required will be a Regional responsibility.
7.2.6.2    The Ministry of Transportation shall work with the Town and the
           Region of York to ensure opportunities for non-motorized connections
           are identified as part of the detailed design process, in order to provide
           connectivity between the Woodbine Avenue employment corridor and
           the developing community on the west side of the proposed Highway
           404 alignment. Such connectivity shall be achieved through enhanced
           and oversized bridge structures and crossings to provide opportunities
           for pedestrian and cycling connections.
7.2.6.3    The Town will work with the Ministry of Transportation and the Region
           of York to provide commuter parking lot facilities with transit
           connections at the interchanges of Highway 404 at Green Lane, Doane
           Road and the Queensville Sideroad.
7.2.6.4    The Ministry of Transportation shall work with the Region of York and
           the Town to provide collector road connections over Highway 404


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                            OFFICIAL PLAN

           between Green Lane and Mount Albert Sideroad and between
           Queensville Sideroad and Doane Road within the community of
           Queensville, as shown on Schedule F, to provide better connectivity and
           access to designated employment lands.
7.2.6.5 The Future Provincial Freeway Link between Highways 400 and 404 is
        considered necessary and required to accommodate employment growth
        and inter-regional traffic associated with Simcoe County and Northern
        York Region, as demonstrated by transportation studies completed by
        both the Region of York and the Town. This highway link shall be
        provided at the earliest possible time, in order to accommodate growth
        projected under the Provincial Growth Plan.
7.2.6.6 The alignment shown for the proposed Highway 400-404 Link on
        Schedule F is conceptual only. The final alignment, as determined by the
        Ministry of Transportation, may require amendment to this Plan and the
        proposed land uses which relate to the alignment on Schedule F.
7.2.6.7    Upon finalization of planning for the Highway 400-404 Link through the
           area north of Queensville Sideroad, following completion of the
           Environmental Assessment and other studies, Schedule F of this Plan
           will be reviewed to consider any consequential changes, including the
           provision of one or more north-south linkages between the Highway
           400-404 Link and road network serving this community. Until this
           review is carried out, it is the intent of this Plan that potential alternative
           locations for such linkages should be maintained and that actions which
           would foreclose potential alternatives should be discouraged.
7.2.6.8    The lands identified as Future Provincial Freeway Corridor and
           Proposed Regional Arterial Road Corridor on Schedule F outline
           generalized locations for the following proposed transportation
           corridors:
             (i)    the future Extension of Highway 404,
             (ii)   the proposed Highway 400-404 Link.
7.2.6.9    In order to encourage the development of these roads, the Town will not
           permit any permanent buildings or structures within the potential
           locations of these transportation corridors. The Town shall work with the
           Province and the Region to expedite the construction of these proposed
           roads.

7.2.7     Regional Arterial Roads Network
The following policies apply to the roads designated as Arterial Roads on
Schedule F.

7.2.7.1    The existing road right-of-way of Leslie Street through Sharon and
           Queensville, Yonge Street through Holland Landing - River Drive Park,
           and Centre Street through Mount Albert should not be further widened

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           to ensure protection of their heritage streetscapes. Priority will be given
           to protecting existing heritage streetscapes using techniques such as
           variable rights-of-way, use of by-passes and innovative road cross
           section standards.
7.2.7.2    Changes to the Leslie Street right-of-way within the Local Centre area of
           Sharon shall only be permitted if justified through an Environmental
           Assessment process. Any changes shall be in keeping with Council’s
           position that there shall only be two lanes of through traffic and that any
           change would relate only to turning movements at intersections.
7.2.7.3    The Town shall work with the Region to redesign the Regional Arterial
           Roads within Local Centres while maintaining the principles of the
           Urban Design for mainstreet areas, the Regional Streetscape Policy and
           the Regional Streets: Standards of Rights-of-Way and Boulevards
           publications. Such redesign shall also be in a manner which promotes
           traffic calming, improves the amenity of the area for pedestrians and
           minimizes impacts on the existing right-of-way.
7.2.7.4    Specific detail requirements for matters such as sight triangles,
           pavement widths, intersection spacing, sidewalks, and building setbacks
           shall be provided by the Region of York.
7.2.7.5    In the Urban Area, sidewalks will be constructed on both sides of
           Arterial Roads, unless otherwise approved by the Town.
7.2.7.6 The Environmental Assessment processes for the reconstruction of
        Second Concession, Doane Road and Queensville Sideroad shall
        consider the provision of public transit.

7.2.8     Local Collector Road Network
The following policies apply to the roads designated as Collector Roads on
Schedule F.

7.2.8.1    The Road identified as the proposed North-South Sharon Collector Road
           on Schedule F represents a conceptual alignment of a proposed North-
           South Collector Road through Sharon. Its primary function is to carry
           northbound and southbound traffic generated by existing and future
           levels of development in the vicinity of Sharon and Queensville. The
           alignment shown for this collector road is conceptual only, however, the
           final alignment shall not require amendment to this Plan. Final
           determination of the right-of-way and alignment will be part of an
           Environmental Assessment process, as required. Such review may also
           include the determination of the need and location for additional east-
           west collector road(s).




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7.2.8.2    In recognition of the need for the continued function of Green Lane as a
           high capacity Regional arterial with bus rapid transit facilities, it is the
           policy of this plan to protect for a continuous east/west local collector
           north of Green Lane to facilitate additional traffic flows resulting from
           urban expansion as contemplated by this plan. Through the review and
           approval of the necessary Secondary Plan(s) for urban development
           along the Green Lane Corridor, the Town shall work with landowners to
           secure and provide for the early delivery and construction of the
           east/west collector.

7.2.8.3    Direct access onto Collector Roads from abutting residential lots shall
           be discouraged except where the pavement width is at least 9.8 metres,
           and where other means of access is not available. Furthermore, where
           such access is being permitted, Council may require additional front
           yard setback of the land use from such Collector Roads and larger lot
           frontages.
7.2.8.4    In the case of corner lots abutting a Collector Road in the Urban Area,
           access shall predominantly be from the Local Roads.
7.2.8.5    Intersections on Collector Roads shall be spaced to appropriately
           provide for traffic movement, taking in to account safety devices such as
           traffic signals and the objective of discouraging unnecessary through
           traffic on Local Roads.
7.2.8.6    In urban areas, sidewalks will be constructed on both sides of Collector
           Roads unless otherwise approved by the Town.
7.2.8.7    For those lands identified within a Settlement Area on Schedule A,
           which are not required for development, in accordance with the phasing
           policies of this Plan, the required right of way to provide for the local
           collector road system identified on Schedule F shall be dedicated to the
           Town at no cost to ensure the completion and connection of the planned
           road network.
7.2.8.8    In recognition of the Transportation Master Plan work completed in
           conjunction with this Plan, phases 1 and 2 of the Municipal Class of
           Environmental Assessment process shall be deemed to be completed for
           the local collector road system identified on Schedule F.
7.2.9     Local Roads
The following policies apply to Local Roads. Local Roads are those roads not
specifically classified or designated on Schedule F. These roads are the
responsibility of the Town.

7.2.9.1    Direct connection between Local and Arterial Roads shall be
           discouraged, except where no other means of access is available and


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            such access is in accordance with the other policies of this Plan and of
            the authorities having jurisdiction.
7.2.9.2     Local roads shall be designed on the basis of a modified grid pattern to
            encourage walkability, integration within the community, reduced
            vehicle trips and shorter trips.
7.2.9.3     Local Roads shall be designed to discourage through traffic by a low
            speed design.
7.2.9.4     In urban areas, sidewalks will generally be constructed on at least one
            side of Local Roads and, in the following circumstances, will usually be
            required on both sides:
            i)    Local Roads which approximate the function of a Collector Road,
                  in terms of continuity and interconnection with other roads;
           ii)    Local Roads serving a school, Community Park or Local Park;
                  and,
           iii)   Local Roads which provide a link with walkways, bicycle paths
                  and open space links.

7.2.10 Railways

The Town recognizes the importance of rail infrastructure, as it will continue to
play a key role in the long term economic growth of the Town with respect to
public transit through the Urban Area and goods movement through the eastern
part of the Town.

Goals
   i) Provide safe, adequate and accessible rail facilities to facilitate transit and
      goods movement;

   ii) Encourage a shift of more goods movement towards rail transportation to
       help reduce the movement of goods by trucks.

Noise and Vibration Sensitive Areas
7.2.10.1      Noise and vibration sensitive areas may be considered to be those
              areas of land abutting or adjacent to railway rights-of-way having a
              passive recreation or residential component. Sensitive areas for noise
              generally include lands lying within 300 metres of railway rights-of-
              ways and for vibration generally include lands within 75 metres of
              railway rights-of-way.




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Railway Crossings
7.2.10.2    Council shall work with the Canadian National Railway in order to
            provide additional safety features for the railway crossing of Princess
            Street in the community of Mount Albert and within the Urban Area.

Land Use Controls
7.2.10.3    Specific land use controls respecting rail impacts shall be exercised on
            lands abutting or adjacent to railway rights-of-way and the following
            policies shall apply:

   i)       Prior to approval of development applications that result or permit the
            creation of a new residential unit or lot or the conversion of rental
            residential units to freehold, co-operative or condominium ownership,

            a. said application(s) shall be circulated to the appropriate rail
               company for comments with regard to the recommended noise,
               vibration and impact mitigation measures; and,

            b. the Municipality may require that the owner/developer engage a
               consultant to undertake an analysis of noise and/or vibration and to
               recommend abatement measures necessary to achieve the
               maximum noise level limits set by the Ministry of Environment
               and Energy to the satisfaction of the Town and in consultation with
               the appropriate rail company and the Ministry of Environment and
               Energy.

   ii)      As a condition of approval of applications, and as Section 7.2.10.3(i)
            detailed, provision shall be made, where possible, for the registration
            on title and insertion in Agreements of Purchase and Sale or Lease of a
            warning clause with regard to the existence of and potential impacts of
            rail use and operations and mechanisms to ensure the ongoing
            maintenance of the required measures.

   iii)     As a condition of approval of applications, as detailed in Section
            7.2.10.3(i) and as outlined hereafter, setbacks to address rail safety
            concerns shall be required for any new residential dwelling or
            building, an addition to an existing residential structure or a place of
            public assemblage from the railway rights-of-way. The appropriate
            safety setback will be determined in consultation with the railway
            company and will take into account provision for safety berms,
            topography and intervening structures between the railway rights-of-
            way, and the new residential dwelling or building, addition to an
            existing residential structure or place of public assemblage.



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As a condition of approval of applications, as detailed in Section 7.2.10.3(i), the
applicant may be required to install and maintain combined security and
acoustical fencing of a minimum height necessary to prevent trespass onto the
adjacent railway rights-of-way and attenuate noise to acceptable levels. As a
minimum requirement, chain link security fencing of 1.83 metres in height will be
required along the common property boundary with the railway right-of-way.

7.2.11 Airports and Aircraft Landing Strips

Hare Field is an unpaved airport located immediately south of Holland Landing,
north of the juncture of Holland Landing Road and Regional Road 1 (Yonge
Street).

Goals
   i) The Town will protect the operation of the Hare Field Airport from
      encroachment that may impede its use and enhance its economic function
      by encouraging uses that are compatible with the airport as well as with
      surrounding residential neighbourhoods and natural heritage resources


7.2.11.1 Proposed development applications in proximity to the Airport will be
         evaluated based on:
            i)     aviation and passenger safety and their respective demands;
            ii)    Noise Exposure Forecast (NEF) and Noise Exposure Projection
                   (NEP) contours; and,
            iii)   The potential impacts to both on-site operations and existing or
                   planned uses.

7.2.11.2 The Town will consider the following limitations or implementation
         strategies in design guidelines for proposed developments in proximity
         to the Airport:
            i)     the location of high employment density uses in relation to flight
                   paths and public transit routes; and,
            ii)    the use of appropriate development control mechanisms to
                   implement appropriate building envelope and height restrictions.

7.2.11.3 The Town may recognize existing licenced aircraft landing strips in the
         Zoning By-law and permit the creation of new strips through an
         Amendment to the By-law, provided such are compatible with the intent
         of this Plan.




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7.3 WATER AND WASTEWATER SERVICING
The Town’s Growth Management Strategy is predicated on the provision of
publicly owned and operational services for the provision of domestic potable
water and the collection and treatment of sanitary sewage. With the exception of
development in the Mount Albert Settlement Area, which is serviced through
local water and sanitary services, it is the purpose of this plan to connect to the
integrated Regional servicing system involving the York Durham Sanitary
Servicing Scheme and the Region’s Integrated Water Supply.
The purpose of the Town’s comprehensive Water and Wastewater Master Plan is
to ensure that the planning, design and construction of the water and sanitary
services consider the Town’s ultimate projected population and employment
targets as set out in this Plan. The policies of this Plan will ensure that the
provision of services will be phased in such a manner to deliver the objectives of
this plan to create complete communities.

General Policies
7.3.1   The Town will work with the Region of York to decommission the
        Holland Landing lagoon system for sewage treatment as an essential first
        phase of servicing for the Town;
7.3.2   The Town shall develop a comprehensive and equitable servicing
        allocation policy to effectively monitor and track the assignment of
        servicing capacity;
7.3.3   The Town shall maintain a specific amount of reserve capacity for
        servicing which is to be assigned to projects which, in the consideration of
        Council, satisfy the objectives and policies of this Plan;
7.3.4   The Town shall work with other agencies and the development industry to
        establish protocols to ensure maximum efficiencies with respect to water
        and wastewater;
7.3.5   All new development shall incorporate innovative water conservation
        measures, which may include elements identified by the Region of York’s
        Water for Tomorrow program, the policies of this Plan and the Town’s
        Sustainable Development Evaluation System;
7.3.6   Municipal water and sanitary sewer services referred to in this Plan shall
        not be installed on any street occupied by existing residential dwellings
        except as deemed appropriate by the Town. Where the service must be
        installed on that particular street in order to provide service to new
        development. Existing residents would not be required to contribute to the
        cost of construction of the service until such time as they wish to connect
        to the same.
7.3.7   Municipally owned and operated water and sewer services is the required
        form of servicing for development in the Urban Area, as shown on


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        Schedule A. These systems will be provided to each Settlement Area
        through the ownership of either the Region of York or the Town, and the
        distribution of these respective systems within each respective Settlement
        Area will generally be provided under the ownership of the Town.

7.3.8   The intent is to provide servicing to all existing partially and privately
        serviced development within the Urban Area and the Mount Albert
        Greenbelt Settlement Areas over the long term. It is recognized that, in
        some cases, partial services exist and will be permitted to continue until
        such time as individual services are replaced with a municipally owned
        and operated system and where conditions are suitable for the provision of
        such services.

7.3.9   No new development based on wells or septic tanks will be permitted
        within the Settlement Area boundary. Replacements for existing wells or
        septic tanks will be permitted if necessary for health and/or safety
        purposes. New or expanded partial servicing is only permitted where such
        servicing is necessary to address failed individual on-site sewage or water
        services serving existing development.

7.3.10 The Town shall encourage the use of gravity sanitary sewers whenever
       possible, as a cost-effective and energy-efficient alternative to maintaining
       and operating pumping or lift stations.

7.3.11 The extension and improvement of services required to accommodate
       growth based on the planning horizon of this Plan will be carried out in
       accordance with capital budget provisions and, wherever possible, it will
       be coordinated with other public works including extensions or
       improvements to the transportation and utility distribution systems.

7.3.12 Where it is cost effective and where efficiencies can be realized, servicing
       infrastructure may be planned and designed to accommodate growth for a
       40 to 50 year horizon, as set out in the Town’s Water and Wastewater
       Master Plan.

7.3.13 Municipal Water

7.3.13.1 A municipal water supply system shall be maintained and expanded as
         necessary by The Regional Municipality of York to service all areas
         within the Urban Area and the Mount Albert Greenbelt Settlement Area.
         Sufficient water storage to provide an adequate emergency supply and
         fire protection shall also be provided under the direction of The Regional
         Municipality of York.



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7.3.13.2 No development shall proceed without there being sufficient water
         supply and distribution system to satisfy the needs of the proposed new
         development as well as existing development, as defined by the Town
         and the Region.

7.3.13.3 The preparation of a Master Servicing Plan and/or Functional Servicing
         Plan, as required by Section 8 of this Plan, shall include studies to
         determine the most logical and economic methods of supplying the
         proposed development with water distribution facilities. If staged
         development is contemplated, by partial registration of the plan of
         subdivision or other means, consideration will be given to the following
         matters in establishing stage boundaries:
         i)     the proximity to existing water lines and their ability to be
                extended;
         ii)    the planning, development and financial objectives of the Plan;
                and
         iii)   the location of pressure district boundaries.

7.3.14 Municipal Sewage Services

7.3.14.1 The preparation of a Master Servicing Plan and/or Functional Servicing
         Plan, as required by Section 8.5, shall include studies where necessary to
         determine the most logical and economic methods of supplying the
         proposed development with sanitary sewage facilities. If staged
         development is contemplated, by partial registration of the plan of
         subdivision or other means, consideration will be given to the following
         matters in establishing stage boundaries:
          i) the proximity of existing sewers and their ability to be extended;
               and
         ii) the planning, development and financial objectives of this Plan.

7.3.15 In the planning and design of municipal servicing system extensions to
       serve the areas for development designated in this Plan, the Town shall
       have regard to future extensions of servicing systems to provide for the
       ultimate development of Settlement Areas, in the next 20 year horizon,
       and Future Growth Areas in the fullness of time (beyond a 20 year
       horizon).

7.3.16 Servicing Policies for Non-Serviced Areas

7.3.16.1 The Plan recognizes that certain areas are not serviced with full
         municipal water and sanitary sewer services. It is the intent of the Plan
         that all new development within the Settlement Area boundaries of this
         Plan shall be serviced with full municipal water and sewer systems and


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         make allowances for full municipal servicing of the existing developed
         areas.

7.3.16.2 Outside of Settlement Areas, individual water or sewer systems will be
         the primary method of servicing where site conditions are suitable for
         the long-term provision of such services.

7.3.16.3 It is the intent of the Plan that future development within the Future
         Urban Area boundaries of this Plan will be serviced with full municipal
         water and sewer systems in the fullness of time.

7.3.16.4 It is not the intent of this Plan to permit the extension of servicing
         outside of established Settlement Areas until such time as a
         comprehensive review has been undertaken and Amendments have been
         made to the Region of York Official Plan and this Plan in order to
         establish a Future Growth Area or any portion thereof as a Settlement
         Area.

7.3.17 In the Oak Ridges Moraine Plan Area, the policies of Section 43, sewer
       and water services, and Section 44, partial services and Section 45,
       stormwater management, of the Oak Ridges Moraine Conservation Plan
       shall apply, in addition to the policies of this Section.

7.3.18 In accordance with Section 44 of the Oak Ridges Moraine Conservation
       Plan, in the Moraine Area, the construction or expansion of partial
       services is prohibited unless such construction or expansion is necessary to
       address a serious health or environmental concern that is identified by the
       local medical officer of health, the Town, the Region or other designated
       authority.

7.3.19 For lands within the Greenbelt Plan Area, the location and construction of
       infrastructure and expansions, extensions, operations and maintenance of
       infrastructure, are subject to the policies of this Plan and the Greenbelt
       Plan.

7.3.20 Proposals for infrastructure within or crossing the Greenbelt Plan Area
       shall demonstrate that:
           i) Sewage and water servicing can be provided in a manner that does
                not negatively impact ecological features and functions, quality
                and quantity of ground and surface water, including stream
                baseflow, and is sufficient to accommodate the proposed use(s);
           ii) Applicable recommendations, standards or targets within
                watershed plans and water budgets are reflected; and
           iii) Any sewage and water servicing installation is planned, designed
                and constructed to minimize surface and groundwater disruption.


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7.3.21 All existing, expanded or new infrastructure subject to and approved under
       the Canadian Environmental Assessment Act, the Environmental
       Assessment Act, the Planning Act, the Aggregate Resources Act, the
       Telecommunications Act or by the National or Ontario Energy Boards, or
       which receives a similar environmental approval, is permitted within the
       Greenbelt Plan Area, subject to the policies of this Plan and provided it
       meets one of the following two objectives:
           i) It supports agriculture, recreation and tourism, rural settlement
               areas, resource use or the rural economic activity that exists and is
               permitted within the Greenbelt; or
           ii) It serves the significant growth and economic development
               expected in southern Ontario beyond the Greenbelt by providing
               for the appropriate infrastructure connections among urban growth
               centres and between these centres and Ontario’s borders.

7.3.22 The location and construction of infrastructure and expansions, extensions,
       operations and maintenance of infrastructure in the Greenbelt Plan Area
       are subject to the following:
           i) Planning, design and construction practices shall minimize,
                wherever possible, the amount of the Greenbelt, and particularly
                the Natural Heritage System, traversed and/or occupied by such
                infrastructure;
           ii) Planning, design and construction practices shall minimize,
                wherever possible, the negative impacts and disturbance of the
                existing landscape, including, but not limited to, impacts caused by
                light intrusion, noise and road salt;
           iii) Where practicable, existing capacity and coordination with
                different infrastructure services is optimized so that the rural and
                existing character of the Greenbelt Plan Area and the overall urban
                structure for southern Ontario established by Greenbelt and any
                provincial growth management initiatives are supported and
                reinforced;
           iv) New or expanding infrastructure shall avoid key natural heritage
                features or key hydrologic features unless need has been
                demonstrated and it has been established that there is no reasonable
                alternative; and
           v) Where infrastructure does cross the Natural Heritage System or
                intrude into or result in the loss of a key natural heritage feature or
                key hydrologic feature, including related landform features,
                planning, design and construction practices shall minimize
                negative impacts and disturbance on the features or their related
                functions, and where reasonable, maintain or improve connectivity.

7.3.23 Infrastructure serving the agricultural sector, such as agricultural irrigation
       systems, may need certain elements to be located within the vegetation

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                         OFFICIAL PLAN

       protection zone of a key natural heritage feature or key hydrologic
       feature. In such instances, these elements of the infrastructure may be
       established within the feature itself or its associated vegetation protection
       zone but all reasonable efforts shall be made to keep such infrastructure
       out of key natural heritage features or key hydrologic features or the
       vegetation protection zones.

7.3.24 Private Sewage Systems

7.3.24.1 Existing General Industrial developments at Oriole Drive/Sluse Road,
         Toll Road/ Centennial Road, and Bales Drive and at other scattered
         locations, are serviced by private sanitary sewage disposal systems. Such
         private systems shall conform with the standards and requirements of the
         Ministry of the Environment and Energy. As the municipal sanitary
         sewage system is extended closer to these areas, it is acknowledged that
         the services have been sized to accommodate the existing unserviced
         industrial area.

7.3.24.2 Future development on private services within the community is
         generally not permitted by this Plan. Development on private sanitary
         sewage disposal systems may only be considered for permitted uses on
         an existing lot of record or to support development permitted within the
         Rural Planning Area under Section 6 of this Plan. Any such
         development proposal shall be required to undertake hydrogeological
         and other technical studies relating to soil condition, groundwater
         stability and the suitability of the area for septic tank systems and tile
         beds to determine their impact on the future development and existing or
         proposed adjacent land uses. Such detailed studies are to determine,
         among other matters, whether the lot is of a size which would be
         acceptable for the accommodation of a private disposal system. Any
         such proposal shall be subject to the approval of the Ministry of the
         Environment and Energy or the Town.

7.4 Stormwater Management
Proper stormwater management eliminates or reduces the risk of flooding,
erosion, pollution of streams, rivers and lakes and possible impairment of
drinking water resources. By controlling the quantity and quality of stormwater
runoff the ecological integrity of the Town’s streams, rivers and groundwater can
be improved.

To ensure the health of the watersheds and subwatersheds in the Town and in
downstream municipalities, stormwater management is required for all new
development areas and infill and redevelopment projects to control both the
quality and quantity of storm water run off.


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It is the intent of this Plan to:
  i)    Ensure that stormwater management systems are designed and constructed
        in accordance with sound environmental and engineering practices.
  ii)   Pursue and implement sound stormwater management practices which will
        ensure adequate protection from flooding and erosion, maintain and/or
        improve water quality and enhance the environmental, aesthetic and
        recreational potential of watercourses;
iii)    Encourage stormwater management practices that ensure the rate of run-
        off will not exceed predevelopment levels;
 iv)    Reduce phosphorous loading to Lake Simcoe and its tributaries.

7.4.1   Stormwater management systems shall be planned and designed to satisfy
        the requirements for both quantity and quality control on a subwatershed
        basis. These systems shall conform with the recommendations of
        Watershed Plans or Strategies approved by the Town in consultation with
        Conservation Authority and the Ministry of Natural Resources and, in the
        absence of more detailed recommendations, will limit the post
        development stormwater run-off flows to a level at or below pre-
        development flows for the two year through one hundred year events.

7.4.2   Subject to the provision of a stable funding source, the Town may prepare
        comprehensive Stormwater Management Master Plans for specific
        subwatersheds or development areas within the Town, in consultation with
        the Lake Simcoe and Region Conservation Authority and Ministry of
        Natural Resources in accordance with the Lake Simcoe Protection Plan.

7.4.3   Prior to the approval of any development the following stormwater
        management requirements shall be satisfied to the satisfaction of the Town
        and the LSRCA:
             i) consultation with the Town, Conservation Authority and
                 concerned agencies and municipalities to ensure that adequate
                 downstream storage is available;
            ii) a stormwater management study is carried out to assess the
                 impact of the proposed development on upstream and
                 downstream flooding, erosion, wetlands, fish and fish habitat;
                 and,
           iii) completion of floodplain mapping where mapping does not
                 currently exist.

7.4.4   In new or expanded settlement areas, a Master Drainage Plan shall be
        included in a Master Servicing Plan and Functional Servicing Plan,
        undertaken as part of the Secondary Plan process. The Master Drainage
        Plan shall:
          i) Review and refine the extent of the existing Floodplain mapping;

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          ii)   Establish preliminary storm water requirements in terms of quality
                and quantity targets including ensuring no increase in flows from
                predevelopment levels;
         iii)   Establish requirements for erosion control and sediment control
                plans during construction and post construction;
         iv)    Undertake a flooding and erosion study to identify and mitigate
                downstream flooding and erosion impacts resulting from the
                proposed development;
          v)    Formulate a stormwater management plan to manage urbanization
                impacts on surface water and groundwater;
         vi)    Provide details on size and location of stormwater management
                facilities;
        vii)    Establish a monitoring program for long-term assessment of
                drainage impacts of development; and
        viii)   Manage the quality of stormwater run-off as part of the regular
                stormwater management program in accordance with the Ministry
                of Environment 2003 "Stormwater Management Planning and
                Design Manual".

7.4.5   In areas with a Subwatershed Planning Study and/or Master Drainage
        Plan, proponents of development must show how development is
        consistent with the Study and/or Master Drainage Plan to the satisfaction
        of the Town and the LSRCA. Functional Servicing Studies submitted as a
        condition of draft plan of subdivision approval shall demonstrate this
        consistency and provide detail on stormwater management pond sizes, and
        design.

7.4.6   In areas where there is no Master Drainage Plan, an application for
        subdivision, zoning, building permit or site plan may be required to submit
        a stormwater management master plan that includes:
           i) the facilities required, including their size, location, and capacity,
               for controlling the quantity and quality of stormwater runoff,
               including:
                     a. storm sewers and/or channels;
                     b. culverts;
                     c. detention or retention ponds;
                     d. upstream stormwater diversions; and,
                     e. the use of rooftop, parking lot, or parks and open space as
                         temporary detention areas;
          ii) pre and post development discharge;
         iii) the measures necessary to control erosion, sedimentation and
               stream bank stability during and after construction;
         iv) the storm sewer and outfalls to the receiving watercourses; and,
          v)   the environmental impacts of stormwater management facilities on
               fisheries, forest, wildlife resources and water quality.

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7.4.7   The size of stormwater management facilities shall be based on the
        ultimate development pattern within the subwatershed or development
        area.

7.4.8   All stormwater management facilities (i.e. quantity, quality, infiltration,
        etc.) shall be oriented, designed and constructed to and complement the
        adjacent natural heritage features, functions and linkages. These facilities
        shall be naturalized with the opportunity for public pedestrian pathways to
        complement the adjacent natural features and area and designed to the
        satisfaction of the Town and those other authorities with jurisdiction.

7.4.9   Opportunities for creating wetland areas will be explored and encouraged
        where appropriate, in the design of new stormwater facilities and the
        rehabilitation of existing facilities.

7.4.10 Stormwater management facilities shall not be accepted as part of the
       parkland dedication required by the Plan.

7.4.11 For the purposes of stormwater management, the minimum standard for
       water quality is that 80% of suspended solids shall be removed from
       stormwater runoff as a long-term average.

7.4.12 Due to natural drainage patterns, it is recognized that reciprocal
       arrangements between the Town and adjacent municipalities may be
       necessary to accommodate the flow of stormwater across municipal
       boundaries. Stormwater flows crossing municipal boundaries shall be
       subject to review and acceptance by the receiving municipality, and
       appropriate agencies, of (a) master drainage plan(s) and agreement(s) to
       address, among other things, the quality of quantity of water received. A
       master drainage agreement for the watershed in which development is
       proposed, but not individual project drainage agreements, shall be required
       as a condition of development approval.

7.4.13 The Town shall develop and adopt a set of guidelines for alternative
       development standards which promote the use of infiltration, bioswales
       and other alternatives to piped solutions to stormwater management.

7.4.14 The Town shall support the implementation of source control programs
       targeted at existing areas that may lack adequate stormwater controls.

Oak Ridges Moraine

7.4.15 In the Oak Ridges Moraine Plan Area, the policies of Sections 45,
       stormwater management, Section 46, stormwater management plans, and
       Section 47, rapid infiltration basins and columns, of the Oak Ridges

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       Moraine Conservation Plan shall apply, in addition to the policies of this
       section.

7.4.16 Greenbelt Plan

7.4.16.1 Stormwater management ponds are prohibited in key natural heritage
         features or key hydrologic features or their vegetation protected zones,
         except for those portions of the Greenbelt Plan Area that define the
         major river valleys that connect the Niagara Escarpment and Oak Ridges
         Moraine to Lake Ontario. In these areas, naturalized stormwater
         management ponds are permitted provided they are located a minimum
         of 30 metres away from the edge of the river/stream and in the
         vegetation protection zones of any abutting key natural heritage features
         or key hydrologic features.

7.4.16.2 Applications for development and site alteration in the Greenbelt Plan
         Area shall be accompanied by a storm water management plan which
         demonstrates that:
           i) Planning, design and construction practices will minimize
                vegetation removal, grading and soil compaction, sediment erosion
                and impervious surfaces;
           ii) Where appropriate, an integrated treatment approach shall be used
                to minimize stormwater management flows and structures through
                such measures as lot level controls and conveyance techniques
                such as grass swales; and
           iii) Applicable recommendations, standards or targets within
                watershed plans and water budgets are complied with.

7.4.16.3 The objectives of a stormwater management plan are to avoid, minimize
         and/or mitigate stormwater volume, contaminant loads and impacts to
         receiving water courses in order to:
               i) Maintain groundwater quality and flow and stream baseflow;
               ii) Protect water quality;
               iii) Minimize the disruption of pre-existing (natural) drainage
                    patterns wherever possible;
               iv) Prevent increases in stream channel erosion;
               v) Prevent any increase in flood risk; and
               vi) Protect aquatic species and their habitat.




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7.5     ENERGY

7.5.1     District Energy

District energy is an energy-efficient method of heating and cooling buildings.
District energy systems produce hot water or chilled water at a central plant or
series of plants located within the community. The water is then piped
underground to individual buildings within a designated area for heating, cooling
or process use. District energy can save money for users, conserve resources and
reduce greenhouse gas emissions.

The Town’s comprehensive Community Energy Plan has established that district
energy solutions are both feasible and necessary to achieve the Town’s energy
and greenhouse gas reduction targets. As the majority of the Town’s growth is
focused within the Urban Area, there is an opportunity to implement district
energy through new construction. The Town’s Community Energy Plan has
identified five \(5) areas for further study to explore the feasibility of district
energy in more detail. These areas include such as the GO Transit station hub, a
post-secondary institution, Queensville Centre, the employment corridor, and an
Innovation Park.

The policies of this Plan shall:
 i)      Encourage energy efficient building design and construction techniques
         that minimize space heating and cooling energy consumption;
 ii)     Encourage the establishment of district energy within the Urban Area;
 iii)    Promote the development of renewable energy production facilities
         including wind, solar, and geothermal sources;.

7.5.1.1   The Town will establish standardized guidelines and technical standards
          to encourage the implementation of a district energy system.
7.5.1.2   The Town will require a district energy feasibility study will be required
          as part of the Secondary Plan process;
7.5.1.3   Large scale developments and/or Secondary Plans that propose higher
          densities and/or compact energy intensive employment/institutional uses
          will be expected to include an assessment of the viability of a District
          Energy System (DES) as part of an Integrated Energy Master Plan, using
          tools such as an Energy Audit and DES Feasibility Study. The Town
          may require a peer review of submitted supporting information
          requirements, at the cost of the applicant.
7.5.1.4   If deemed feasible, the Town will support a District Energy System
          (DES) through public/private agreements and initiatives that help to
          develop and operate a DES in the Town.



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7.5.1.5    Where the potential for implementing District Energy exists, the Town
           shall require development to incorporate the necessary infrastructure for
           district energy in the detailed engineering designs.
7.5.1.6    For areas designated for industrial or regional-scale commercial use, the
           possibility of a multi-utility district system should be explored by the
           Town. This could include not only district heating and cooling, but also
           process steam, compressed air and maybe other utilities.
7.5.1.7    The Town will ensure that all District Energy Systems whether operated
           under a Public or Public/Private structure.
7.5.1.8    The Town will work with the retail gas and electric utilities to ensure
           that the maximum economic, technical and environmental synergies are
           captured as District Energy is deployed.
7.5.1.9 The Town will explore the availability of current and future heat sources
         that would otherwise be wasted. Typically these would be from large
         scale electrical generation, industrial activities, land-fill gas or sporting
         facilities.
7.5.1.10 In some cases, heat can be used to replace some large electrical uses
         such as cooling ice-rinks and refrigerated food storage. The Town will
         explore opportunities to remove large electrical cooling loads.

7.5.2     Renewable Energy Systems

The Town’s Community Energy Plan will set clear targets for the percentage of
renewable electricity used by the Town in specific time frames. The Town will
explore the potential of other renewable energy choices to contribute to the
overall goals of the Community Energy Plan.

The policies of this Plan shall:
   i) Encourage the use and implementation of renewable energy systems, such
        as wind, solar or geothermal technologies;
   ii) Renewable Energy Systems shall be designed and constructed so as to
        minimize impacts on adjacent land uses, the environment and agricultural
        operations;
   iii) Development shall be designed to accommodate the installation of
        photovoltaic (PV) or other renewable energy systems in the future.

7.5.2.1    The Town’s Community Energy Plan will have targets for the
           percentage of renewable electricity used by the Town in specific time
           frames. With today’s technology it is likely this will come from some
           mix of wind and Solar Photovoltaic sources.




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7.5.2.2   The development of new renewable energy systems are categorized
          according to the scale of electrical production and include:
            i) Individual Renewable Energy Generating Systems – Individual
                 Generating Systems are renewable energy systems that generate
                 electricity only for the property owner and do not contribute to the
                 electricity grid.
            ii) Large Scale Renewable Energy Generating Systems – Large Scale
                 Generating Systems are more intensive renewable energy systems
                 being comprised of one or more generating units and provide
                 electricity into the provincial transmission grid in keeping with
                 Provincial policies and regulations regarding renewable energy
                 technologies.
            iii) Both wind and solar PV could fall into either category.
7.5.2.3   The Town will promote and encourage the use of Individual Generating
          Systems consistent with the overall goals of the Community Energy Plan
          in partnership with the local electrical distribution utility companies.
7.5.2.4   The Town will encourage the use of renewable energy generating
          systems consistent with the targets of the Community Energy Plan and
          as a part of the Integrated Energy Master Plans for individual Large
          Scale developments.
7.5.2.5   The Town will explore the potential of other renewable energy choices
          to contribute to the overall goals of the Town’s Community Energy
          Plan.
7.5.2.6   New or expanded renewable energy systems should be designed and
          constructed to minimize impacts on adjacent land uses as well as being
          buffered and/or separated from sensitive land uses to prevent adverse
          impacts from odours, noise and other contaminants and minimize risk to
          public health and safety.
7.5.2.7   It is not the intent of this Plan to duplicate any requirements with respect
          to an undertaking under the Canadian and/or Ontario Environmental
          Assessment Act, including Environmental Screening, Environmental
          Review and/or Individual Environmental Assessment requirements and
          Certificates of Approval.
7.5.2.8   Where required an Environmental Screening, Environmental Review
          and/or the Ontario Environmental Assessment Act will be completed
          prior to the Town’s final approval of a development application pursuant
          to the Planning Act. The Town may use a holding prefix with respect to
          any site-specific amendments to the Zoning By-law, in accordance with
          Section 8.8 of this Plan.




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Individual Renewable Energy Generating Systems

7.5.2.9   The establishment of an Individual Renewable Energy Generating
          System will be permitted in the Town’s Zoning By-law as a structure
          accessory to the principle use of the property. The Zoning By-law will
          establish appropriate standards for the establishment of an Individual
          Generating System.

7.5.2.10 All new or expanded Individual Renewable Energy Generating Systems
         may be subject to site plan control where there is potential impact on
         adjacent or sensitive land uses in accordance with Section 8.13.

Large Scale Renewable Energy Generating Systems

7.5.2.11 The development of new or expanded Large Scale Renewable Energy
         Generating Systems shall require an amendment to this Plan due to their
         variable nature, significant size and potential land use compatibility
         impacts and may be required to produce a noise and vibration study,
         visual impact study, shadow flicker study, bird and bat studies, and other
         impact assessments as determined by the Town, to identify how
         potential impacts will be mitigated and to prescribe appropriate setbacks.

7.5.2.12 Wind Energy Large Scale Generating Systems may be permitted on
         lands within Agricultural and Rural designations by an amendment to
         this Plan and the Zoning By-law, subject to the policies of this Plan.

7.5.2.13 Large Scale Renewable Energy Generating Systems that are not wind-
         energy and that are deemed to be appropriately located within Settlement
         Area given their size and nature through an Amendment to this Plan will
         be encouraged on lands within commercial and employment land use
         designations.

7.5.2.14 Large Scale Renewable Energy Generating Systems shall normally be
         located on large parcels of lands having limited residential development
         on-site or nearby.

7.5.2.15 Wind quality is the principal criterion for siting Wind Energy Large
         Scale Generating Systems. Such uses will be encouraged to locate on
         lands of lesser agricultural capability where climatic conditions are of a
         similar nature.

7.5.2.16 Sites for Large Scale Renewable Energy Generating Systems will have
         access to a public road with the existing design capacity to accommodate
         construction and maintenance vehicles needed for the Systems.


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7.5.2.17 Sites for Large Scale Renewable Energy Generating Systems will have
         sufficient area to provide appropriate setbacks from sensitive residential
         and institutional land uses to provide safety from falling ice and/or to
         minimize other potential impact determined through studies referred to
         in (ii) above.

7.5.2.18 Large Scale Renewable Energy Generating Systems will be designed,
         built operated and maintained by firms/individuals qualified to
         undertake the work.

Coordination and Consultation
7.5.2.19 The Town supports the coordination of the Ministry of the
         Environment’s requirements and the Canadian and/or Ontario
         Environmental Assessment Act requirements, with the development
         approvals under the Planning Act. The Town will require the proponent
         to consult with the Town and the public where appropriate to ensure that
         such approvals are coordinated, particularly for such matters that relate
         to:
           i) The submission of applications made under the Planning Act;
           ii) Consultation with members of the public and scheduling of public
                meetings; and,
           iii) Scheduling of the production and release of impact assessments
                and information requirements.
7.5.2.20 When multiple proponents are seeking project approvals, the Town will
         assist and encourage identification of common interests, such as public
         meetings, to streamline the process and reduce uncertainty and
         conditions.
7.5.2.21 Copies of all documentation submitted or prepared as part of the
         requirements of the Canadian and/or Ontario Environmental Assessment
         Acts and associated Ministry of the Environment guidelines and
         regulations regarding Large Scale Generating Systems and electricity
         projects will be made available to the Town for review.

7.6 WASTE MANAGEMENT AND DIVERSION

Similar to other municipal services, certain municipal resources are required to
manage the solid waste generated by residences and businesses in the Town.
Reducing the volume of solid waste through a diversion program will help to
ensure a sustainable natural environment and municipal sustainability.




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The policies of this Plan shall:
   i) Continue to support and/or develop and implement programs to further
        promote waste diversion;
   ii) Work with recycling service providers to help develop and implement a
        Source Separated Organics (SSO) pick-up recycling program for
        industrial, commercial, institutional, and multi-unit residential
        developments;
   iii) Encourage community involvement in reducing solid waste through the
        support of the Environmental Advisory Committee and other
        organizations.
Recycling, Source Separated Organics (SSO) and Waste Diversion
7.6.1   Waste management will include waste diversion (composting and
        recycling), waste disposal and waste as a potential resource. The Town
        will continue to support and/or develop and implement programs to further
        promote waste diversion plans.
7.6.2   A recycling collection box system or equivalent will be available
        throughout the Town.
7.6.3   Proponents of new multi-unit and condominium developments will be
        required to submit a waste management plan demonstrating best practice
        of residential waste management through on-site separation and storage
        for all recyclables as addressed by the single residential unit municipal
        program(s).
7.6.4   Proponents of ICI developments will be required to submit a waste
        management plan demonstrating best practice of residential waste
        management through on-site separation and storage for all recyclables
        when pick up for ICI developments is available.
7.6.5   Work with the Region to develop and promote public or private programs
        to implement consistent ICI (industrial, commercial, institutional) waste
        diversion and gradually implement targets and requirements for ICI waste
        diversion.
7.6.6   Require waste audit and waste reduction plans (as defined in Ontario
        Regulation 102/94) as a background study to be submitted with
        development applications.
7.6.7   Encourage the exploration and implementation of innovative
        neighbourhood scale waste diversion initiatives and provide streamlined
        approvals as well as support developments that incorporate such elements.
7.6.8   The Town will work with recycling service providers to consider
        developing and implementing an Source Separated Organics (SSO) pick-
        up recycling program for ICI developments and multi-unit residential
        developments.


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7.7 TELECOMMUNICATIONS AND TECHNOLOGY INFRASTRUCTURE

The continual advancement of telecommunications technology, coupled with the
need for rapid information transfer, will have a significant impact on the future
development and economic vitality of the Town. Through coordination, shared
use and innovation, utility corridors can be provided efficiently, cost effectively
and in a manner that supports the quality of life of the Town’s communities.

The policies of this Plan shall:
   i) Promote and encourage innovative telecommunications systems within the
        Town to serve local businesses and residents;
   ii) Minimize the impacts of telecommunications and transmission facilities
        on people, wildlife, surrounding land uses, and the environment;
   iii) Where possible, transmission lines should be installed underground so as
        to minimize their visual impact on the area.


7.7.1   The Town will facilitate the coordination between growth management
        and the maintenance and expansion of the telecommunication sector, both
        in terms of technological advancement and service provision.
7.7.2   Prior to approval of development, the Town and proponents of
        development / redevelopment shall work with energy communication
        providers early in the planning process to ensure that adequate utility
        services and telecommunication networks, are or will be, established to
        serve the anticipated development and that these networks can be phased
        in and can be constructed, maintained, operated and installed in a manner
        that is cost effective, efficient and minimizes disruption.
7.7.3   Through the Town’s planning activities, existing communication and
        transmission corridors and networks will be protected and enhanced.
7.7.4   The Town will support the service providers and business community in
        the establishment of a modern telecommunications network.
7.7.5   Any future high voltage transmission lines should avoid existing
        residential areas and significant natural features and will be encouraged to
        locate among existing utility corridors or other rights-of-way, such as
        roads and railways, in order to minimize the fragmentation of properties.
7.7.6   Public and private utilities will be permitted in all land use designations
        and will be installed, where possible, within public road allowances.
        Where facilities cannot be located in a public road allowance, the
        provision of easements shall be permitted provided that their location does
        not detract from the function, amenity or safety of adjacent land uses.




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7.7.7   All utilities and telecommunications providers shall be located in an initial
        common trench or corridor, wherever possible. Additionally, the Town
        will support the use of such corridors for transportation and trail uses.
7.7.8   Transmission lines should be coordinated with existing lines where
        possible and, if above-ground, should be designed so that the height is
        appropriate for the scale of the community.
7.7.9   All utility and transmission lines within Settlement Areas shall be planned
        for and installed so such infrastructure is grouped or clustered and placed
        so as to not visually detract from the streetscape. Where possible, lines
        are to be installed underground so as to minimize their visual impact on
        the area. Additionally, the Town shall encourage telecommunication and
        utility providers to consider innovative methods of placing infrastructure
        on or within streetscape features such as lamp posts and transit shelters.
7.7.10 The Town will promote and encourage innovative telecommunications
       systems within the Town.




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8        IMPLEMENTATION & MONITORING

A series of tools will be used to achieve the policies of this Plan, a series of tools.
Generally, the Official Plan will be implemented through the use of specific
powers conferred by the Planning Act, general powers pursuant to the Municipal
Act and any other relevant provincial and/or municipal legislation. The intent of
the means and methods identified is to ensure that both public and private
decision will be made in conformity with this Plan. This Section,

     i) Provides the appropriate tools to implement the policies of the Plan;
     ii) Provides policies for the establishment of required committees and
          guidance for the activities of these committees;
     iii) Identifies studies that may be required in order to refine the policies and
          direction of this Plan and in support of development proposals;
     iv) Establish policies for the monitoring of residential and non-residential
          growth;
     v) Provide mechanisms to monitor the achievement of the sustainable growth
          measures of this Plan.

8.1 MUNICIPAL GROWTH MANAGEMENT TOOLS
8.1.1    Development in the Town shall proceed in accordance with the land use
         designations, policies and other provisions of this Plan. Growth will be
         managed through a number of tools available through Provincial
         Legislation, including, but not limited to:
         -   Development approvals under the authority of the Planning Act
         -   Infrastructure construction and approvals under authority of the
             Environmental Assessment Act;
         -   Municipal operating and capital budget approvals under authority of
             the Municipal Act
         -   Development Charges under authority of the Development Charges
             Act
         -   Preservation and conservation of the natural environment under the
             authority of the Environmental Protection Act
         -   Preservation of cultural heritage under the authority of the Heritage
             Act

8.2 AMENDMENTS TO THIS PLAN
It is recognized that this Plan is a living document and amendments may be
required to reflect changes in the economic and regulatory framework of the time.
The policies of this Plan shall:
    i)   Establish a framework of items to be considered as part of any
         amendments to this Plan;


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 ii)    Establish a framework for Town initiated revisions and updates to this
        Plan;
iii)    Provide guidelines to monitor and assess economic, social and factors that
        influence the development process and demands in order ensure the
        relevance of the Plan.

8.2.1    The Town shall conducts reviews of the Plan when considered desirable
         or in accordance with the Planning Act.

8.2.2    In addition to amendments initiated by the Town, Council shall consider
         requests for amendments to the Plan in accordance with relevant policies
         and criteria. In considering the merits of an amendment to the land use
         designations shown on Schedules C and D, or to the policies or
         provisions of this Plan, Council shall have regard for the following:
            i) the need for the proposed change in use to meet the goals of the
                 Town;
            ii) the extent to which the existing areas in the proposed categories
                 are developed, and the nature and adequacy of such existing
                 development;
            iii) the physical suitability of the land for the proposed use;
            iv) the location of the areas under consideration with respect to:
                     a. the adequacy of the existing and proposed road network in
                         relation to the development of such proposed areas;
                     b. the convenience and accessibility of the site for vehicular
                         and pedestrian traffic and the traffic safety in relation
                         thereto; and
                     c. the adequacy of all applicable municipal services in view of
                         the policies contained in this Plan, and in accordance with
                         technical reports or recommendations which the Council
                         shall request from the Ministry of the Environment and
                         Energy, the Regional Municipality of York and any other
                         appropriate authority deemed advisable;
            v) the compatibility of such proposed use with uses in the
                 surrounding area;
            vi) the potential effect of the proposed use on the financial position of
                 the affected municipalities and boards; and
            vii) the effect of the proposed use on the population level and the social
                 character of the community.

8.2.3    Amendments with respect to converting lands from employment to any
         other use shall not be considered except as part of a Town initiated
         comprehensive review.


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8.3 COMPLETE APPLICATION
In addition to the general policies contained within this Section, the Town may
establish additional criteria for each type of application as outlined in the
appropriate Section(s) of this Plan. The policies of this Plan shall:

   i) Establish a framework that defines a “complete application” pursuant to
      the provisions of the Planning Act;
   ii) Ensure that all relevant and required information pertaining to a
       development application(s) is available at the time of submission of an
       application(s) to enable Council and its delegated authorities to make
       informed decisions within the prescribed time periods and to ensure that
       the public and other interested stakeholders have access to all relevant
       information early in the planning process.

8.3.1   Council and its delegated authorities may require reports, studies and
        drawings as part of a complete application. The reports, studies and
        drawings are intended to provide information pertaining to the lands that
        are subject to a development application(s) and the adjacent areas to assist
        Council and its delegated authorities to evaluate a development
        application(s). The specific scope of the reports and studies to be
        submitted by an applicant will be identified at the pre-consultation
        meeting required pursuant to Section 8.4. The scope of the information
        required including studies, reports, statements and drawings to be included
        with the submission of a complete application, shall be in keeping with the
        scope and complexity of the application(s).

8.3.2   Through the course of the review process for a development application(s)
        which has been deemed a complete application, additional reports, studies
        and drawings may be required to address specific issues to enable Council
        and its delegated authorities to make informed decisions.

8.3.3   Without limiting the Town’s ability to request additional or site specific
        information, the following categories of reports and studies are generally
        the types of studies that will be identified required to be submitted with
        the application:
            i) Environmental / Natural Heritage;
           ii) Cultural Heritage / Archaeological Resources;
         iii) Transportation;
          iv) Servicing and Infrastructure;
           v)  Financial / Market Impacts;
          vi) Development Impacts;
         vii) Planning Matters; and,
        viii) Sustainability and Energy Conservation.


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8.3.4   In the case of an application to amend this Plan or an application for
        approval of a Secondary Plan, the signature of all owners of land subject
        to the application or a declaration by the applicant that all of the owners of
        land subject to the application have been notified of the application by
        registered mail, shall be required.

8.3.5   The proponent shall be responsible for all costs associated with the
        preparation of the required studies.

8.3.6   Where the Town, or any other approval or commenting agency requires a
        peer review of the information provided by an applicant, the applicant
        shall be responsible for all costs associated with the peer review. Prior to
        commencing the peer review the Town will consult with the applicant to
        establish the budget and terms of reference.

8.4 PRE-CONSULTATION MEETING
8.4.1   Prior to an application for Minor Variances, Consents, amendments to this
        Plan, amendments to the Zoning By-law, approvals of Site Plans, Plans of
        Condominium and /or approval of Secondary Plan, and /or Block Plans
        applicants shall attend a pre-consultation meeting with Town staff. The
        purpose of the mandatory pre-consultation meeting is to enable the
        proponent of a development application and the Town to discuss the
        requirements for a complete application pursuant to Section X of this Plan.
        The pre-consultation process is intended to scope the issues associated
        with a specific development proposal and / or change of land use.

8.4.2   The requirements for additional reports, studies and drawings beyond the
        prescribed information required under Sections 22(4), 34(10.1), 51(17)
        and 53(2) of the Planning Act, and any related amendments thereto, that
        constitute the requirements for a complete application will be determined
        at the mandatory pre-consultation meeting.

8.4.3   Where the Plan enables the collection of other information required by the
        Town, the type of information sought shall be communicated to the
        applicant as part of the pre-consultation process.

8.5 SECONDARY PLANS AND BLOCK PLANS

8.5.1   Secondary Plans and Block Plans implement the policies contained within
        this Plan by coordinating the completion of detailed environmental,
        servicing, transportation, fiscal, urban design guidelines and growth
        management analysis and approvals. It is intended that this coordinated
        approach will expedite the land development approvals process. The
        policies of this Plan shall:


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   i) Coordinate the:
         a)     Overall delivery of services and infrastructure in the Town;
         b)     Layout of arterial and collector and strategic local roads; and
         c)     Configuration, location, character and size of land uses in
                conformity with the underlying land use designations.

   ii) Identify and consider the layout and function of open space corridors,
       valley lands, woodlands and other natural features and functions;

   iii) Determine the land use regime and development patterns prior to the
        approval of plans of subdivision or amendments to the Zoning By-law or
        Development Permit By-law.

8.5.2     The development of land within the Secondary Planning Areas shown on
          Schedule B shall not occur until such time as a Secondary Plan and Block
          Plan are adopted and/or approved by Council.

8.5.3     The approval process shall have two stages (as shown in Figure 8.1):
             i) Secondary Plan / Phase 1 – Preliminary Block Plan, and;
             ii) Phase 2 – Detailed Block Plan.

8.5.4     Secondary Plan and Phase 1 - Preliminary Block Plan

8.5.4.1    A Secondary Plan and Phase 1 - Preliminary Block Plan shall be
           required to be adopted by Council prior to any development of lands
           being permitted. If in the opinion of Council the proposed Secondary
           Plan conforms to the intent and polices of this Plan, the Secondary Plan
           may be adopted by Council in the form of an amendment to this Plan
           pursuant to the provisions of the Planning Act.

8.5.4.2    The Secondary Plan shall conform to the underlying land use
           classifications as shown on Schedule A of the this Plan and shall
           establish the general location of proposed land uses proposed, the
           location of arterial and collector roads and any site specific policies that
           may be required to implement this Plan.

8.5.4.3    The boundary and extent of the Natural Heritage System shall be clearly
           and accurately delineated as part of an Environmental Impact Study, to
           be completed as part of the Secondary Plan approval process.




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                  Figure 8.1 – Development Approvals Process

8.5.4.4   The Phase 1 – Preliminary Block Plan shall provide a preliminary
          assessment and description of the proposed development scheme for a
          Secondary Planning Area.

8.5.4.5   At a minimum the Phase 1 – Preliminary Block Plan shall include a
          report(s) that address the policies of this Plan pertaining to:
          i)    Sustainable community development and energy conservation;
          ii) Complete communities;
          iii) Environmental protection;
          iv) District energy feasibility;
          v) Energy efficiency;
          vi) Transportation and transit networks;
          vii) Phase 1 archaeological study and heritage impact statement;
          viii) Growth management analysis;
          ix) Urban and neighbourhood structure, form and design;
          x) General phasing and staging policies including establishing
                priorities and setting specific growth targets and limitations in
                accordance with Sections 5.1 and 5.3.

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          xi)  Community vision including the overall urban form, character,
               connections and relationships between various components of the
               community.
          xii) A community concept map to include layout of arterial, collector
               and local roads, transit routes, trails, development blocks, land
               uses, community design elements, built form, buffers, open space
               and stormwater management facilities.

8.5.4.6   With the exception of the studies required to delineate the boundary of
          the Natural Heritage System, the level of detail and amount of
          information required for the approval of a Secondary Plan, shall be of a
          level that demonstrates that the proposed land use scheme is in general
          conformity to the policies of this Plan.

8.5.4.7   During the pre-consultation meeting described in Section 8.4, the Town,
          or other agency may identify location specific issues that will need to be
          addressed as part of the Secondary Plan approval process.

8.5.4.8   During the approval process and based on information submitted by the
          applicant in support of the proposed Secondary Plan the Town or other
          agency may identify additional information that will need to be provided
          prior to approval of the Detailed Block Plan.

8.5.4.9   In considering Secondary Plans, the Town may prioritize for approval
          and development in a manner that implements the growth targets
          established in Section 5.1.

8.5.4.10 Any parcel of land within a Secondary Planning Area intended for
         development may be subject to a rezoning application conforming to the
         Secondary Plan, the underlying designation and the permitted land uses
         established in this Plan.

8.5.4.11 A preliminary phasing plan shall be required as part of the Secondary
         Plan submission, which:
             i) Generally describes the manner in which the subject lands will
                 be serviced with water and sewer;
                ii)   Outlines how the proposed plan helps support the long term
                      structure of this Plan, shown on Figure 1;
            iii)      Generally describes the timing of each stage of the
                      development in relation to the project as a whole.




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8.5.5     Phase 2 - Detailed Block Plan

8.5.5.1    The Phase 2 – Detailed Block Plan shall only be approved by Council
           once the Secondary Plan is in full force and effect.

8.5.5.2    Council may approve the Phase 2 – Detailed Block Plan without an
           amendment to this Plan if, in Council’s opinion, it is in general
           conformity with an approved Secondary Plan and Phase 1 – Preliminary
           Block Plan.

8.5.5.3    The Phase 2 – Detailed Block Plan, as approved by Council, shall form
           the basis for the approval of Plans of Subdivision and amendments to the
           Zoning By-law. No Plan of Subdivision shall be approved until such
           time as the Phase 2 – Detailed Block Plan is in full force and effect.

8.5.5.4    The level of detail required for all requested studies shall be of a level
           that demonstrates conformity to the Secondary Plan and Phase 1-
           Preliminary Block Plan and allows for a complete and thorough review
           of all aspects of the development.

8.5.5.5    Detailed engineering and servicing designs at the Phase 2 – Detailed
           Block Plan stage shall incorporate where necessary, piped services to
           accommodate district energy to service the development within the
           Secondary Planning Area.

8.5.5.6    As a Phase 2 – Detailed Block Plan will have an impact on the manner
           in which the Town develops; public participation shall be required
           during the approval process in the form of a Public Meeting.

8.5.5.7    Notice of the Public Meeting shall be given by regular mail to:
            i)   all landowners of the lands subject to the application,
           ii)   all landowners within 500 metres of the boundary of the lands
                 within the proposed Block Plan,
          iii)   any person who requests to be notified of the public meeting, and
          iv)    all public and quasi public authorities who may be required to
                 approve any aspect of the Block Plan.

8.5.5.8    In addition to the persons required to be notified, the Town may notify
           the general public through any other means deemed appropriate by the
           Town.

8.5.5.9    Notification of the Public Meeting shall occur at least 14 days and no
           sooner than 30 days prior to the date of the Public Meeting.

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8.5.5.10 The Town shall make available to the public for review a copy of the
         proposed Block Plan and all supporting documents within the required
         notification period.

8.5.5.11 Any person who wishes to speak or make a presentation to Council shall
         be permitted to be heard.

8.5.5.12 The required component studies will set out background information and
         documentation in support of the Phase 2 – Detailed Block Plan. Studies
         required in conjunction with the preparation of a Phase 2 – Detailed
         Block Plan shall include, but are not necessarily limited to:
         i)    Environmental Impact Studies / Implementation Reports;
         ii) Tree Preservation Plan, if the Secondary Plan identifies a woodlot,
               hedgerow or significant trees;
         iii) Integrated Energy and Climate Master Plan, including energy
               efficiency, feasibility of district energy and an assessment of how
               the proposed development supports the targets outlined in the
               Town’s Community Energy Plan;
         iv) Functional Servicing Plan identifying sanitary and storm sewer
               requirements, municipal water supply and distribution needs, storm
               water management plans, road patterns, general grading
               requirements and boundaries of the Natural Heritage System. The
               servicing plans/stormwater management plans may include lands
               beyond the boundary of the Secondary Plan Area and may need to
               be completed on a watershed or sub watershed basis. The
               Functional Servicing Plan will be subject to the approval of the
               Town and any agency having jurisdiction;
         v) Detailed Design Guidelines including architectural and landscape
               guidelines to provide standards for development and site plan
               applications in terms of urban form, character, massing and
               materials;
         vi) Land Use Summary Table describing: the area and percentage of
               land dedicated to each land use type, the number of dwelling units
               proposed by type, and, the anticipated residential and employment
               population and density in units per hectare;
         vii) Noise Assessment and Abatement Study;
         viii) Transportation Impact Study, including transit, trip generation and
               site access. The Study shall include the number and spacing of
               connections to the boundary road network, the number of trips
               generated by the Secondary Plan, their impact on the road network
               within the Town and any remedial work necessary to
               accommodate the anticipated traffic. The study must also address


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                the right-of-way and lane requirements required to accommodate
                the generated traffic on the arterial and collector road system, and
                geometric upgrades to intersections;
         ix) Phase II Archaeological Study and Heritage Impact Statement as
                required;
         x) Growth Management Analysis;
         xi) Landowner Cost Sharing Agreements;
         xii) Sustainability Assessment;
         xiii) Specific phasing and staging policies including establishing
                priorities and setting specific growth targets and limitations in
                accordance with Section;
         xiv) Housing mix and densities (where applicable);
         xv) The hierarchy of parks and open space;
         xvi) The hierarchy of retail commercial development (where
                applicable);
         xvii) A community concept map (to include layout of arterial, collector
                and local roads, transit routes, trails, development blocks, land
                uses, community design elements, built form, buffers, open space
                and storm water management facilities; and
         xviii) Any other study required by this Plan or identified by the Town
                during the pre-consultation process.

8.5.5.13 As part of the pre-consultation process described in Section 8.4 the
         Town shall establish the specific study requirements addressing the
         foregoing concerns in consultation with development proponents. The
         costs associated with the completion of these studies and the preparation
         of Block Plans shall be shared equitably among benefitting landowners
         on a pro-rata basis. The detailed requirements of these studies do not
         form part of this Plan, nor do they require an amendment to this Plan to
         be approved by Council, if it is determined to be in general conformity
         with an approved Secondary Plan and Phase 1 – Preliminary Block
         Plan.

8.5.5.14 Pursuant to the provisions of Section 8.5.5.12, Council, in consultation
         with affected public agencies, will require the preparation and approval
         of a Phasing Program prior to any further approvals of implementing
         zoning by-laws, plans of subdivision, site plans, or any other
         development approvals.

8.5.5.15 The Phasing Program will require a development sequence which
         implements a process to attain an appropriate community character and
         identity. The sequence of growth within residential neighbourhoods, the
         commercial sector, employment centres, and in community facility

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           requirements will be related to ensure that all the necessary components
           of a community are available to the residents and employees.

8.5.5.16 A Tree Preservation Plan may be required to assess the location and
         quality of trees and vegetation, and assist in organizing the land uses and
         development in order to retain good quality trees wherever possible. A
         Tree Preservation Plan shall include an inventory, assessment and tree
         conservation plan for the forest and vegetation resources located in the
         development area. The objective is to identify any groups, hedgerows or
         individual trees particularly worthy of being preserved, and to
         recommend appropriate lotting and development patterns, including
         building envelopes, in order to encourage substantial tree retention in
         yard and setback areas. Such a study must be carried out by a
         professional competent in the field. Significant trees identified by a Tree
         Study should not be destroyed. Where appropriate, tree protection
         measures shall be used to protect those trees from the indirect impacts of
         construction activities.

8.5.5.17 Modifications to an approved Phase 2 – Detailed Block Plan may be
         considered provided it can be demonstrated that any deviation from the
         Phase 2 – Detailed Block Plan:
           i) represents an improvement;
           ii) are considered appropriate;
           iii) represents good planning; and,
           iv) conforms to the policies of this Plan.

8.5.5.18 The Town shall require comprehensive landowner agreements to ensure
         that the financial requirements for growth related infrastructure and
         community services is provided without adverse impact on the Town’s
         financial capability. This may require front ending agreements to
         advance the timing for the required infrastructure, and to address any
         acceleration in associated costs. Property owners will be required to
         enter into one or more agreements as a condition of development
         approval, providing for the equitable distribution of the land and
         community services.

8.6      ZONING BY-LAWS
While this Plan provides the policy framework for decisions related to land use
and other activities of the Town, planning is implemented through the adoption of
a Zoning By-law. This Section describes the powers of the Zoning By-law and
items that may be included in the Zoning By-law. The policies of this Plan shall:
      i) Enable the adoption of a Zoning By-law;
      ii) Establish a general list of items to be included in the Zoning By-law.

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8.6.1   The policies of this Plan will be implemented by the passage of Zoning
        By-laws and / or Development Permit by-Law pursuant to the provisions
        of the Planning Act.

8.6.2   The Zoning By-law may regulate and establish standards related to items
        such as, but not limited to:
               i) Use;
              ii) Density and intensity of uses;
            iii) Building height and massing;
             iv) Building setbacks from streets and features within the Natural
                   Heritage System;
              v)   Landscape requirements;
             vi) Parking requirements;
            vii) Any other reasonable item required to implement the policies
                   of this plan.

8.6.3   The manner in which a Zoning By-law regulates any or all of the above
        items may include:
              i) Euclidean Zoning;
             ii) Form Based Zoning;
            iii) Performance Based Zoning.

8.7     CONDITIONS OF ZONING
8.7.1   Pursuant to the provisions of the Planning Act, Council may permit the
        use of land or the erection, location or use of buildings or structures and
        impose one or more prescribed conditions.

8.7.2   In determining the conditions to be applied to the use of land or the
        erection, location or use of buildings or structures the required conditions
        should be in keeping with the intent of this Plan and be based on policies
        related to the specific use(s) contained within this Plan and the Zoning By-
        law.

8.7.3   Where a condition is prescribed pursuant to this Section and the Planning
        Act, the Town may:
           i) Require the owner of the lands subject to the implementing Zoning
                By-law to enter into an agreement with the Town relating to the
                conditions of approval;
           ii) Require the agreement be registered on title against the land to
                which it applies; and



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            iii) Enforce the agreement against the owner and subject to applicable
                 legislation, any and all subsequent owners of the land.

8.8     HOLDING ZONES
8.8.1    The Town may zone lands to include a Holding symbol “H” as provided
         for in the Planning Act to permit development patterns that are
         appropriate for the long term use of land, while addressing short term
         concerns and issues. Holding provisions may be used in conjunction
         with a specific zoning category in order to specify the permitted uses of
         such lands at such time as the Holding Symbol is removed by
         amendment to the Zoning By-law. The use of the lands zoned to
         include the Holding symbol with a specific zoning category may
         include existing uses and a limited range of uses compatible with the
         intended future use of the lands.

8.8.2    The use of the holding symbol shall be restricted to the following
         situations:
         i)    where adequate services to meet the needs of the proposed
               development are not available, and will not be available until
               service expansions or improvements are approved and
               implemented. The removal of the holding provision may occur at
               such time as adequate services are available;
         ii) where such lands are affected by adverse environmental effects or
               other constraints on development which can be resolved to the
               Town's satisfaction. Upon resolution of the adverse environmental
               effects or other constraints on development to the Town's
               satisfaction, the Town shall amend the Zoning By-law to remove
               the holding symbol;
         iii) where the development of such lands may impose adverse
               financial effects upon the Town. Upon resolution of such adverse
               financial effects to the Town’s satisfaction, the Town shall amend
               the Zoning By-law to remove the holding symbol;
         iv) where the phasing of development or redevelopment is deemed
               necessary by the Town and/or the Region, including phasing
               provisions of this Plan related to availability of sanitary sewage
               treatment capacity;
         v) Where the development is proceeding by Plan of Subdivision,
               upon the completion of all conditions of Draft Plan Approval, the
               Holding symbol may be removed; and
         vi) where the development of the land requires a development
               agreement, until such time as the development agreement has been
               completed and registered on title.
8.8.3    The Town may use the Holding Zone provisions of the Planning Act to

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         regulate uses within Centres and Corridors until such time as the
         required Phase 2 - Detailed Block Plan and Urban Design Guidelines
         have been approved by Council.

8.9     SUBDIVISION CONTROL

8.9.1    A Plan of Subdivision, rather than a Consent for development purposes,
         shall generally be deemed necessary in each of the following cases:
          i) A new lot cannot be created under the provisions of Section 8.17.3;
         ii) The extension of a public road allowance or other major road work
               is required; or
        iii) The extension or creation of municipal services is required.

8.9.2    The Town shall recommend for approval only those applications for
         Consent, Plan of Subdivision Approval or Part Lot Control By-law,
         which:
          i) comply with the provisions of this Plan, an approved Phase 2 –
              Detailed Block Plan, the Zoning By-law and of any agreement
              registered against the title of the subject land that the Town or
              other approval authority is party to;
         ii) have regard for the relevant provisions of The Planning Act, the
              Agricultural Code of Practice and any other regulations, guidelines
              or policies deemed relevant by the Town;
        iii) have no negative effect on the financial position of the Town; and
        iv) can be adequately provided the utilities and services and other
              infrastructure required by this Plan.

8.9.3    The authority having jurisdiction may attach to the granting of any
         Consent, Plan of Subdivision or Part Lot Control By-law, such
         conditions as may be authorized under the Planning Act, respecting, but
         not limited to, the following:
         i)    the fulfilment of the financial requirements of the Town;
         ii) the execution of works respecting public roads, sidewalks,
               servicing, drainage, grading and landscaping;
         iii) the dedication of lands to the Town for park purposes, or, as an
               alternative, the payment of cash-in-lieu of such dedication as may
               be acceptable to the Town;
         iv) the dedication, where applicable, of appropriate road widenings,
               easements, or reserves;
         v) the submission, to the authority having jurisdiction, of a Plan of
               Survey suitable for registration against the title of the subject land;



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        vi)   the entering into of one or more agreements regarding, but not
              limited to, the above which may be registered against the title of
              the subject lands;
        vii) the establishment of a time limit for fulfilling the conditions of
              approval in accordance with the provisions of The Planning Act;
              and,
        viii) In the case of residential uses any agreement or other form of
              security required to meet the Town’s objective of a 2:1 population:
              employment ratio.

8.9.4   All lots shall be well proportioned and be an appropriate size and shape
        relative to the land use proposed for the lot, the impacts of the area’s
        physical, natural and social characteristics and the development
        constraints arising therefrom.

8.9.5   No part of any lot subject to the danger of flooding, subsidence, erosion,
        or having severe topographic or other environmental constraints, shall be
        used in calculating a lot’s minimum net lot area or be part of any lot
        unless approval is obtained from the Conservation Authority or any
        other authority having jurisdiction.

8.9.6   No part of any land or lot within a floodplain, below the defined top-of-
        bank, or subject to soil or other subsidence or erosion, or having other
        environmental constraints, shall be used in calculating developable area
        for the purposes of density calculation

8.9.7   All lots shall have appropriate frontage upon and access to a public road
        which is maintained, including winter snow and ice control, by the
        appropriate authority as open to traffic on a year-round basis and is of a
        standard of design, construction and maintenance that is appropriate for
        the volume of traffic it must carry and the accesses onto it.

8.9.8   Notwithstanding Subsection 8.9.7, a parcel of land related to a land
        assembly for future development may be created that does not comply to
        the access and frontage requirements of this Plan provided:
        i)    access to the parcel will be appropriately provided for on a
              proposed Plan of Subdivision that has draft approval; or
        ii) appropriate access and frontage will be available when the Town
              lifts an abutting reserve it holds and/or when the Town assumes an
              abutting road right-of-way on a registered Plan of Subdivision.

8.9.9   Any Zoning By-law or Minor Variance respectively passed or granted to
        permit approval of a Consent, Plan of Subdivision, or Part Lot Control
        By-law shall come fully into force under the provisions of the Planning
        Act prior to the final clearance being given to register the Consent, Plan

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          of Subdivision or Part Lot Control By-law against the title of the subject
          land.
8.9.10    An environmental education/awareness program which informs
          homeowners of the environmental sensitivities within the Town shall be
          prepared by all developers to the satisfaction of the Municipality in
          consultation with the Conservation Authority. Preparation of this
          program shall be addressed though the subdivision approval process and
          will include recommendations from the Environmental Impact Study,
          described in Appendix 1 of this Plan.

8.10     PRE-SERVICING REQUIREMENTS

Where the Owner of lands wishes to proceed to service lands prior to the
registration of a Plan of Subdivision and has applied for approval of a registered
plan of subdivision pursuant to the Planning Act they may do so at the sole
discretion of the Town and subject to the execution of the Town standard Pre-
servicing Agreement. It is the Town’s policy and understanding that pre-servicing
shall permit the grading works and installation of underground infrastructure and
that the developer shall assume all risks associated with the construction activities
on their land. The following elements outline the Town policy on pre-servicing:

8.10.1    The engineering drawings shall be approved and signed by the Town
          Engineer on behalf of the Town.

8.10.2    No pre-servicing shall be permitted with respect to any service which is
          external to the subdivision lands.

8.10.3    The appropriate permits required through the draft plan conditions shall
          be secured prior to the limitation of grading works. Such permits shall
          typically include as a minimum:
            i) Lakes and Rivers Improvement Act Permit from the Ministry of
                Natural Resources;
            ii) Cut and Fill Permit from the local Conservation Authority;
            iii) Ontario Water Resources Act Permit from the Ministry of
                 Environment;
            iv) Archaeological requirements of the Ministry of Culture.

8.10.4    A Letter of Credit, in a form acceptable to the Town, shall be posted
          adequate to cover costs under the following areas:
            i) Restoration of lands with fill, topsoil and seed and mulch, should
               the development be halted at any given time during the pre-
               servicing phase;
            ii) 100% of the Town Engineer’s inspection fees.

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8.10.5    A detailed assessment of the grading works required to restore the lands
          to will have to be undertaken and approved to precisely determine the
          actual amount of the letter of credit required. The amount shall be
          approved by the Town Engineer.

8.10.6    Applicant shall post adequate insurance to the satisfaction of the Town
          to protect the municipality in the amount of a minimum of not less than
          $5,000,000.00 for any single occurrence.

8.10.7    Prior to the execution of the pre-servicing agreement, the payment of all
          outstanding Town accounts in full.

8.10.8    Once the subdivision agreement has been executed, an assessment will
          be undertaken to determine the value of the letter of credit for the
          development, intended to replace the letter of credit posted for the pre-
          servicing agreement. The letter of credit for the subdivision would
          normally be calculated on 100% of the works not completed and 20% of
          the work certified to be completed, in addition to all other contingency
          items normally identified under the Town Standard Subdivision
          Agreement.

8.10.9    Council, at its sole discretion, may require additional criteria or
          performance standards on a site by site basis.

8.11     DEVELOPMENT PERMIT SYSTEM
The development permit system is a planning tool that combines zoning, site plan
and minor variance processes into one application and approval process. It is
intended to facilitate development by providing faster timelines for decision-
making, eliminating potential duplication in approvals and incorporating
flexibility in permitted uses and development standards.

8.11.1    The Town may incorporate a Development Permit approval process to
          better implement the policies of this Plan.

8.11.2    The Town may adopt a Development Permit By-law pursuant to the
          provisions of the Planning Act.

8.11.3    The following areas are described as proposed development permit areas
          and may be designated as such by a Development Permit By-law passed
          by Council pursuant to the provisions of the Planning Act and associated
          regulations:
          i)   Lands within the Oak Ridges Moraine (as shown on Schedule D of
               this Plan); and,
          ii) Lands within the designated Employment Areas (as shown on
               Schedule A of this Plan).

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8.11.4   Within an area for which a Development Permit By-law has been
         enacted, the Zoning By-law and site plan control will not apply where
         criteria established through the Development Permit By-law have been
         met.

8.11.5   Except for those classes of development for which the Development
         Permit By-law specifies that no development permit is required, a
         development permit will be required prior to undertaking any
         development or site alteration within defined areas.

8.11.6   As may be provided in the Development Permit By-law, a development
         permit may be issued to permit site alteration and/or, as a discretionary
         use, any use not specifically listed as a permitted use in the Development
         Permit By-law, provided that the proposed use is similar to and
         compatible with the listed permitted uses, that the proposed site
         alteration and/or use would have no adverse impact on adjoining
         properties and that the proposed site alteration and/or use would
         maintain the intent, principles and policies of this Plan.

8.11.7   In addition, the Development Permit By-law may provide that a
         development permit may be issued to permit site alteration and/or
         discretionary uses (or expansion of existing uses) provided certain
         criteria set out in a Schedule to the Development Permit By-law are met.

8.11.8   For the evaluation of proposed site alteration and/or discretionary uses,
         the By-law will include, but shall not be limited to, the following criteria
         for lands within the Oak Ridges Moraine development permit area:
         i)    that the proposal is desirable in order to avoid hardship;
         ii) that it would have no adverse impact on adjoining properties; and
         iii) that it would maintain the intent, principles and policies of this
               Plan.

8.11.9   For the evaluation of proposed discretionary uses, the By-law will
         include, but shall not be limited to, the following criteria for lands within
         the Employment Corridor development permit area:
         i)    that the proposal is desirable in order to meet employment
               population targets set out in this Plan;
         ii) that the proposal meets green standards set out in this Plan;
         iii) that the proposal would have no adverse impact on adjoining
               properties; and
         iv) that the proposal would maintain the intent, principles and policies
               of this Plan.




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8.11.10 The Development Permit By-law may allow certain specified variances
        to the standards specified in the Development Permit By-law. Such
        variations may be permitted only if they have satisfied the policies
        pertaining to the applicable policies of the Plan.

8.11.11 As may be provided in the Development Permit By-law, a development
        permit may be issued which varies a development standard by an
        amount as may be specified in the Development Permit By-law,
        provided that the variation in the standard would result in the appropriate
        development or use of the land and is minor. In this regard, minor
        means that the proposed building or structure would have no adverse
        impact on adjoining properties, and that it would maintain the intent,
        principles and policies of this Plan. In particular, consideration shall be
        given to the implementation of design principles outlined in Section 5.5
        of this Plan, for the respective development permit area to which the
        proposal would apply.

8.11.12 Any proposal for a use which is not listed as a permitted or discretionary
        use in the Development Permit By-law or which exceeds the limit of
        variation permitted in the Development Permit By-law will require an
        amendment to the Development Permit By-law.

8.11.13 Council may delegate to staff the approval or issuance of development
        permits. Limits on and criteria for such delegation will be established in
        the Development Permit By-law or other municipal by-laws.

8.12     DENSITY BONUS BY-LAW OR DENSITY TRANSFERS
As provided for in the Planning Act, Council may permit increases in height and
density of development in return for the provision of facilities, services or other
items established through a By-law. The purpose of this Section is to outline the
items that may form the basis for providing development bonuses.

8.12.1    The Town may enact a zoning by-law to allow increases in height and
          density of development beyond those permitted by the Zoning By-law in
          exchange for facilities, services, or matters of public benefit as are set
          out in the Bonus By-law.

8.12.2    The Town may encourage the use of bonus provisions with regard to the
          following matters:
              i)   provision of a wide range of housing types including special
                   needs, assisted or other low-income housing;
             ii)   provision of parkland dedication beyond the requirements of
                   the Plan;



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             iii)   protection of natural features such as woodlots, beyond the
                    parkland dedication requirements of the Plan;
             iv)    improved access to public transit;
              v)    provision of public areas and walkways and connections to
                    external public walkways/trail systems;
             vi)    provision of public parking;
            vii)    provision of community and open space facilities such as small
                    parks, day care centres, schools, community centres and
                    recreational facilities, and other municipal facilities such as
                    firehalls and libraries;
            viii)   conservation of heritage features;
             ix)    protection or enhancement of significant views; and

8.12.3   Authorized increases in height and density shall not result in a scale or
         intensity of development would exceed the capacity of available or
         planned community facilities and infrastructure within the area of the
         proposed development.

8.12.4   Any facilities, services or matters obtained through density bonusing
         shall be logically applied to areas impacted by bonusing provisions so
         that the impacted neighbourhood or community realizes benefits
         obtained through density bonusing.

8.12.5   The Town may develop bonusing policies on a Town wide, secondary
         planning area specific or site specific basis. Bonusing polices developed
         for specific sites or Secondary Plan Areas within the Town shall be
         included in the relevant secondary Plans in accordance with the policies
         of this Plan and shall specify the amount of additional height and density
         to be permitted in return for public benefit received.

8.12.6   Bonus provisions shall be considered where the bonus density and
         height conforms with the intent of the Plan and the increase in height
         and density is compatible with adjacent existing or proposed
         development.

8.12.7   An agreement shall be required between the landowner and the Town
         relating to the bonus provisions.

8.12.8   Density transfers for the purpose of clustering development in a manner
         which assists in the preservation or conservation of landscape features,
         such as areas of trees, slopes or other desirable features, may be
         permitted within and between residential development sites without an
         amendment to this Plan.


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8.13     SITE PLAN CONTROL
Site plan control is a tool whereby the Town is able to regulate, have input and
final approval authority regarding the manner in which specified types of uses are
designed. By participating in the design process, and through comprehensive
urban design guidelines, the effective use of site plan control can lead to a
community that is truly unique and attractive.

8.13.1    Pursuant to the Planning Act, the Town designates all of the land within
          the Town as a Site Plan Control Area.

8.13.2    Uses specifically excluded from this Site Plan Control Area are the
          following:

            i) Agricultural and farm related buildings or structures that are
               utilized in farming operations and which by their nature do not
               directly serve the public and/or do not charge public use fees.
               Agricultural uses located in Natural Heritage System designation,
               and commercial or industrial operations in the Rural or
               Agricultural Area designations, such as farm equipment sales and
               service, farm supply sales, and off-farm agricultural storage,
               service or supply establishments or similar uses, are not subject to
               this exemption;

            ii) Single family detached dwellings and residential buildings
                containing less than three dwelling units, except those that are
                located in Natural Heritage System designation or Oak Ridges
                Moraine designation, or have a home occupation conducted therein
                under the provisions of the Zoning By-law, or are within a heritage
                conservation district or designated under the Ontario Heritage Act.

8.13.3    In accordance with the Planning Act, the owner of land may be required
          to enter into a site plan agreement and provide to the satisfaction and at
          no expense to the Town any or all of the following:
          i)    pursuant to the provisions of subsections 7.2 herein, widenings of
                highways and roads that abut on the land;
          ii) subject to the Public Transportation and Highway Improvement
                Act, facilities to provide access to and from the land such as access
                ramps and curbings and traffic direction signs;
          iii) off-street vehicular loading and parking facilities, either covered or
                uncovered, access driveways, including driveways for emergency
                vehicles, and the surfacing of such areas and driveways;
          iv) walkways and walkway ramps, including the surfacing thereof, and
                all other means of pedestrian access;
          v) facilities for the lighting, including floodlighting, of the land or of
                any buildings or structures thereon;

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          vi)   walls, fences, hedges, trees, shrubs or other groundcover or
                facilities for the landscaping of the lands or the protection of
                adjoining lands;
          vii) vaults, central storage and collection areas and other facilities and
                enclosures for the storage of garbage and other waste material; and
          viii) easements conveyed to the municipality for the construction,
                maintenance or improvement of watercourses, ditches, land
                drainage works, sanitary sewage facilities and other public utilities
                of the municipality or local board thereof on the land.
8.13.4 An application for site plan approval under Section 41 of the Planning Act
       is not required to comply with the Oak Ridges Moraine Conservation Plan
       if it relates to land in respect of which any of the following was
       commenced before November 17, 2001 and approved after that date:
      iv) an application for an amendment to a zoning by–law;
       v)    an application for approval of a plan of subdivision under Section 51
             of the Planning Act; and,
      vi) an application for approval or exemption from approval for a plan of
             condominium under Section 9 of the Condominium Act, 1998.

8.13.5    The Town may establish a Committee of Council to review and approve
          site plan applications. Details relating to the Committee’s role, purpose
          and authority will be established through the passing of a municipal by-
          law.

8.13.6 Pursuant to the provisions of the Planning Act, Council may delegate its
       approval authority to a member of Staff.

8.14     LAND DEDICATION AND ACQUISITION

8.14.1    The Town may acquire land to implement any element of this Plan in
          accordance with the provisions of the Municipal Act, the Planning Act,
          or any other Act through, but not limited to, the following measures:
          i)   The land dedication and cash-in-lieu provisions of The Planning
               Act;
          ii) Subsidies for open space acquisition from other levels of
               government or agencies;
          iii) Funds allocated in the capital budget;
          iv) Donations, gifts, contributions or bequests of individuals or
               corporations; and
          v) Expropriations.




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8.14.2    Land for Road Widening, Water and Wastewater Infrastructure

8.14.2.1 Where additional land is required for road widening, extensions, water
         and wastewater infrastructure, such land will be dedicated wherever
         possible, in the course of approving draft plans of subdivision or
         condominium, consents or site plan agreements, without requiring an
         amendment to this Plan.

8.14.2.2 Where a proposed development is within the designated Site Plan
         Control Area, the dedication of the widening needed to achieve the road,
         water and wastewater infrastructure allowances to meet the Town and
         Regional standards, may be required as a condition of approval. Such
         dedication will be granted to the appropriate authority free of all charges
         and encumbrances.

8.14.2.3 The Town may also require maximum dedication for sight triangles and
         turning lanes to meet the current engineering standards of the Town or
         the Region of York in accordance with the requirements of Section 8 of
         this Plan, as a condition of site plan approval.

8.14.2.4 In general, road widenings will be required in equal widths from the
         centre line on each side of the road allowance except where certain
         circumstances require a greater dedication on one side of the road, such
         as topographical constraints, the preservation of historical features,
         minimum setbacks of buildings, the previous pattern of dedication, etc.

8.14.2.5 The Town may also require additional road widening dedications for
         turning lanes, to meet the current engineering standards of the Town or
         Regional Municipality of York as a condition of site plan approval.

8.14.2.6 The Town may also require maximum dedication for sight triangles and
         turning lanes to meet the current engineering standards of the Town or
         Regional Municipality of York in accordance with the requirements of
         Section 7.2.5 of this Plan as a condition of site plan approval.

8.14.2.7 Lands necessary for water or wastewater infrastructure shall be
         dedicated by outright Town ownership or by easement at the Town’s
         discretion.

8.14.3    Parkland Acquisition
Recreation and open space facilities are required to service members of the
community. The acquisition of land and provision of these services is costly. The
Planning Act provides the Town the ability to require the dedication of land
during the application approval process. The policies of this Plan:
  i)     Establish standards and processes related to the dedication of parkland

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       pursuant to the provisions of the Planning Act;
 ii)   Provide for mechanism to acquire, through the development approval
       process and other methods as appropriate, an inventory of parkland to
       satisfy the active and passive recreational and leisure needs of residents.

8.14.3.1 As a condition of approval of a plan of subdivision, consent,
         development or redevelopment of land, the Town shall require the
         dedication of land for park or other public recreational purposes in
         accordance with the Planning Act, at the rate of:
         i)   For residential purposes: 5% of the land being developed or 1
              hectare per 300 dwelling units, whichever is greater;
         ii) For commercial or industrial purposes: 2% of the land being
              developed; and,
         iii) As a condition of approval, Council may from time to time, offer
              temporary reductions to these rates to encourage economic
              development within defined areas of the City or to meet other
              objectives.

8.14.3.2 The Town shall co-operate with all other levels of government,
         institutions, agencies and private property owners in the acquisition,
         development and management of the Open Space network and shall
         establish a clear concept of the roles and responsibilities of each.

8.14.3.3 Acceptance by the Town of any proposed conveyances of land in
         satisfaction of park dedication requirements shall be dependent upon:
           i) The intended function, size, location and physical features of the
                subject land;
           ii) The physical suitability and soil conditions of the subject land; and
           iii) Whether the land is affected by flooding or other relevant
                constraint.

8.14.3.4 Land that is within a floodplain area, constrained by some comparable
         factor or negatively impacted by stormwater management facilities will
         not be acceptable as a conveyance for park purposes.

8.14.3.5 The Town may accept cash-in-lieu of land as an alternative for any park
         dedication required by this Plan.

8.15   CASH IN LIEU OF ON-SITE PARKING
Through the Zoning By-law the Town is able to establish standards for the
provision of on-site parking. The Planning Act also provides for the use of cash-
in-lieu of on-site parking. The policies of this Plan:



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   i) Enable the use of the provisions of the Planning Act and Municipal Act
      with respect to cash-in-lieu of parking;
   ii) Help facilitate development within Local Centres;
   iii) Provide for opportunities to reduce parking standards and encourage
        transit usage;
   iv) Identify opportunities to provide for a mix of public and private car
       parking lots in appropriate locations.

8.15.1    The Town may identify any portion or the entire Town as being an area
          eligible for the use of cash-in-lieu of parking.

8.15.2    All monies collected from cash-in-lieu of parking shall be placed into an
          appropriate fund pursuant to the provisions of the Municipal Act.

8.15.3    The Town may establish specific criteria and other administrative
          procedures related to calculating the amount to be paid and the types of
          situations where this section may be applied.

8.16     AGREEMENTS
Council may enter into agreements with developers as a condition to the approval
of a plan of subdivision or any redevelopment, infill or intensification project to
facilitate the necessary internal and external services being provided in
accordance with applicable legislation including the Planning Act and the
Development Charges Act. The policies of this Plan seek to ensure that the costs
of the development are borne primarily by the developer and not the existing
taxpayers.

8.16.1    Prior to granting approval for any development or redevelopment in the
          Community, Council may require the developer to enter into one of
          more development agreements to ensure that the costs of the
          development are borne primarily by the developer and not the existing
          taxpayers.

8.16.2    Development Agreements may be entered into as provided for pursuant
          to The Planning Act, Municipal Act and other relevant legislation and
          may include, but is not limited to, the following:
          i)   requirements for the construction of roads and other services to the
               satisfaction of the Town and Region of York;
          ii) provision of municipal impact fees to offset the costs of
               improvements to municipal services and facilities resulting from
               the development;
          iii) posting of a bond or irrevocable letter of credit to the municipality
               to ensure that the construction of roads, services, buildings,


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                          OFFICIAL PLAN

                structures and landscaping is completed to the municipality’s
                satisfaction;
          iv)   the phasing of development to ensure that early stages of large
                developments have been completed to the satisfaction of the
                municipality;
          v)    the dedication of lands and construction of buildings for municipal
                parks and recreation purposes; and,
          vi)   the use of appropriate storm water management and erosion and
                sediment control measures to minimize the potential negative
                impacts of the proposed development.

8.16.3    The location of any item listed in Section 8.16.2 may occur on the lands
          subject to the application which empowers the agreement, within the
          boundaries of the Secondary Planning Area where the subject lands are
          located and/or at another location within the Town that aids in the
          implementation of the policies of this Plan.

8.16.4    As a general rule, the municipality shall not grant final approval to a
          development through removal of a Holding provision in the zoning by-
          law until the development agreement or site plan control agreement for
          the development has been completed.

8.16.5    Development agreements shall be registered on the title of the lands to
          which they apply and may be transferred to subsequent land owners.

8.16.6    When considering applications for development, the Town shall request
          that the applicant enter into an agreement whereby only such trees as
          directly impede the construction of buildings and services may be
          destroyed and the applicant shall replace them in reasonable amount, by
          trees of a species native to the area and of sufficient maturity to enhance
          the appearance of the development at the time it is completed.
          Alternatively, such agreement may attach the specific tree preservation
          plan and require development to remain in compliance with that plan.

8.17     COMMITTEE OF ADJUSTMENT
The Planning Act empowers a municipality to create a Committee of Adjustment
and define its role in the planning process. This Section provides for the
establishment of the Committee and outlines the powers of the Committee.
Where a conflict occurs between this Section and the Planning Act, the Act shall
prevail. The policies of this Plan:
   i) Provide guidance to the decision making processes of the Committee;
   ii) Identify the items the Committee may make decisions on.



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Policies

8.17.1     A Committee of Adjustment may be appointed by the Town pursuant to
           the provisions of the Planning Act.

8.17.2      Powers of the Committee of Adjustment include those setforth in the
            Planning Act and without limiting the forgoing include:
             i) Approval of the expansion of a non-conforming use;
            ii) Approval of Minor Variances from the provisions of the Zoning
                 By-law or an Interim Control By-law;
           iii) Interpretation of the permitted use provisions of the Zoning By-
                 law;
           iv) Approval of consents to sever land.

8.17.3 The Committee shall be guided by the provisions of the Planning Act, by
       the policies of this Plan and Zoning By-law when deliberating
       applications.

8.18       LAND SEVERANCE (CONSENT)
In some cases minor adjustments to lot lines and the creation of infill lots may be
desirable. The scale of these types of land division is such that a Plan of
Subdivision is not required. The following Section provides guidance with
respect to items to be considered when determining if a consent to sever is the
appropriate approval and the items that should be considered.

8.18.1     It is the intent of this Plan that Consents regarding the conveyance of
           lands under the Planning Act may only be granted in the following
           circumstances:
             i) To create residential lots on lands having a Residential designation
                  and appropriate zoning provided no lot could be further divided
                  into additional lots under the zoning by-law provisions relating
                  thereto and no subject property has more than two additional lots
                  conveyed there from and that the extension of municipal roads and
                  services are not required;
             ii) To create lots for uses in Commercial, Employment, and
                  Institutional designations and appropriate zoning, or for public
                  purposes for lands having an appropriate designation and zoning,
                  provided the owner enters into an agreement as described in
                  Section 8.16;
             iii) To add lands to an abutting lot where appropriate to correct
                  encroachments, allow additional development, augment existing
                  lot areas, or to create a land assembly for subsequent development,
                  provided the conveyance does not lead to the creation of an


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                undersized or irregularly shaped lot for the purpose for which it is
                being used;
            iv) To sever off one of two single family detached dwellings legally
                located together on one subject property onto a new lot having a lot
                area or frontage less than required elsewhere in this Plan, with the
                exception of secondary dwellings for farm help, provided all other
                policies of this Plan are complied with;
            v) In the Natural Heritage System designation only to provide an
               opportunity to protect and enhance significant natural heritage
               features.
8.18.2   Lot creation is permitted in the Greenbelt Plan Area – Protected
         Countryside for the range of uses permitted by this Plan and the
         Greenbelt Plan and in the following circumstances:
          i) Acquiring land for infrastructure purposes, subject to the
               infrastructure policies of section 4.2 of the Greenbelt Plan;
          ii) Facilitating conveyances to public bodies or non-profit entities for
               natural heritage conservation, provided it does not create a separate
               lot for a residential dwelling in Specialty Crop or Prime
               Agricultural Areas, and;
          iii) Minor lot adjustments or boundary additions, provided they do not
               create a separate lot for a residential dwelling in Specialty Crop or
               Prime Agricultural Areas and there is no increase fragmentation of
               a Key Natural Heritage Feature or Key Hydrologic Feature.
8.18.3   For lands within the Greenbelt Prime Agricultural and Specialty Crop
         (Holland Marsh) Area, lot creation is permitted for:
         (i)     Agricultural uses where the severed and retained lots are
                 intended for agricultural uses and provided the minimum lot size
                 is 40 acres within Specialty Crop Area and 100 acres within the
                 Prime Agricultural Areas
         (ii)    Existing and new agriculture-related uses, provided that any new
                 lot will be limited to the minimum size needed to accommodate
                 the use, including a sewage and water system appropriate for
                 such a use.
8.18.4   Notwithstanding any other policies of this Plan, a lot may only be
         created in the following designations in conformity with Part IV, Section
         32 and subject to Section 15, and Part III of the Oak Ridges Moraine
         Conservation Plan (ORMCP). The exception is that Section 8.17.3 of
         this Plan shall apply to the creation of non-farm residential uses rather
         than Section 32(1)1 of the ORMCP:
          i) Oak Ridges Moraine Natural Core Area
         ii) Oak Ridges Moraine Natural Linkage Area


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         iii)   Oak Ridges Moraine Countryside Area, including the lands in the
                Hamlet Area designation applicable to the Hamlet of Holt.

8.18.5    Notwithstanding the policies of subsections 8.18.1 to 8.18.4, Consents
          shall only be granted where the following criteria are satisfied:
            (i)     Extensions of municipal roads or services are not required;
            (ii)    The proposed lot shall have access to a public road maintained
                    one a year-round basis;
            (iii) Generally, the creation of lots fronting on arterial roads shall be
                    discouraged. Where such access onto an arterial road is
                    considered necessary and appropriate, the Consent may be
                    permitted in accordance with the requirements set by the Town,
                    the Region of York or the Ministry of Transportation;
            (iv)    All parcels of land shall be of an adequate size for the use
                    proposed, having regard to the topography of the land, the
                    siting of proposed buildings and points of access. Where
                    municipal services are not available, regard shall be given to
                    the suitability of the soil conditions for adequate potable
                    private water supply, and for the installation of a satisfactory
                    private sewage disposal system which complies with the
                    standards of the Ministry of the Environment as amended from
                    time to time and as administered by the Region of York or
                    otherwise;
            (v)     The creation of a lot in an area susceptible to flooding, erosion,
                    or any other physical constraint will be discouraged unless it
                    can be clearly established that the proposed use would be
                    detrimentally affected or adversely affect other land uses;
            (vi)    In the Oak Ridges Moraine Plan Area, conformity with the
                    policies of Section 6.3 and the policies of the relevant land use
                    designation.

8.18.6    All lots shall be well proportioned and be an appropriate size and shape
          relative to the land use proposed for the lot, the impacts of the area’s
          physical, natural and social characteristics and the development
          constraints arising therefrom.

8.18.7    The Committee of Adjustment is the approval authority for Consents in
          the Town.

8.19     INTERIM CONTROL BY-LAW
From time to time it may be necessary for the Town to limit and prohibit
development in certain areas of the Town or to limit and prohibit certain types of
uses while studies occur or in response to unforeseen circumstances.


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8.19.1    The Town may pass interim control by-laws pursuant to the Planning
          Act where the Town has directed that a study be undertaken of land use
          planning policies in the Town or in any defined area(s) of the Town.

8.20     TEMPORARY USE BY-LAW
The Town may permit the use of land and buildings in a manner that does not
conform to the Official Plan on a temporary basis.

8.20.1    The Town may pass by-laws pursuant to the Planning Act in order to
          authorize the temporary use of any land, buildings or structures for any
          purpose set out in such by-laws, including a use that may not comply
          with the designation of this Plan, provided however that Council is
          satisfied that the following principles and criteria will be met:
            i)    The proposed use is of a temporary nature and does not involve
                  major construction or investment on the part of the owner, so that
                  the owner will not experience undue hardship in reverting to the
                  original use upon the termination of the temporary use
                  provisions;
            ii) Such temporary use is determined to not have any detrimental
                  effect upon the existing land uses in the area;
            iii) The proposed use will not be incompatible with adjacent land
                  uses and the general character of the neighbourhood;
            iv) The proposed use will not require the extension or expansion of
                  municipal services;
            v) The proposed use will not create any traffic congestion problems
                  within the neighbourhood, nor will it adversely affect the volume
                  or type of traffic serviced by the affected roads;
            vi) Parking facilities for the proposed use will be provided entirely
                  on-site;
            vii) The proposed use shall generally be beneficial to the adjacent
                  area and the Municipality as a whole; and,
            viii) Any other item the Town deems relevant with respect to the
                  proposed use.

8.20.2    No provision of this Plan shall be deemed to require the Council to
          forthwith zone all lands in the Planning Area in order to permit
          immediate development of such lands for their designated use.

8.21     NON-CONFORMING AND NON-COMPLYING USES
Non-conforming uses are legally established existing uses which do not conform
to the Official Plan or Zoning By-law. The long term intent of this Plan is to
ensure that all uses eventually conform to the Plan.


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8.21.1    The policies of this Plan will not affect the continuation of land uses,
          buildings or structures that legally existed prior to the date of adoption
          of this Plan. However, the Town, in cooperation with owners will
          attempt to reduce the number of non-conforming uses wherever
          possible.

8.21.2    Where non-conforming uses or activities are reasonably compatible with
          other complying uses in the vicinity, such uses may be zoned in the
          implementing Zoning By-law in accordance with their present use and
          performance standards and all other applicable circumstances without
          amending the Plan provided that:
            i) The Zoning will not permit any change of use or performance
                 standard that will aggravate any situation detrimental to adjacent
                 complying uses;
            ii) The proposed or existing use does not constitute a danger of
                 nuisance to surrounding uses by virtue of a hazardous nature, poor
                 property conditions, traffic generation, or similar characteristics;
            iii) The proposed or existing use does not pollute air and water or
                 create noise to the extent of interfering with the ordinary
                 enjoyment of the property;
            iv) The proposed or existing use does not interfere with desirable
                 development or enjoyment of adjacent areas that are, or will be, in
                 conformity with this Plan; and,
            v) Where the use or activity is discontinued, any rezoning may only
                 take place in accordance with the applicable land use designation
                 and respective land use policies.
            vi) When a non-conforming use constitutes a danger, gives rise to
                 noise and/or pollution, and/or interferes with the ordinary
                 enjoyment of adjacent property, it shall not be placed into a zone
                 that permits the use.

8.22     COMMUNITY IMPROVEMENT

The intent of these policies is to create a unified approach to Community
Improvement in order to make the most effective use of the municipality's
financial resources and involve the public in the Community Improvement
process.

8.22.1    Community Improvement Areas may be defined by Council for the
          purpose of carrying out improvements. The following criteria are to be
          used as a basis for selecting areas:
          i) A general situation of under-utilized buildings or buildings in poor
               condition;


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          ii)   The status of municipal services such as sidewalks, lighting, roads
                and parkland;
         iii)   The degree of non-conforming and incompatible land uses in the
                area;
         iv)    Areas where physical features such as rivers and wetlands present
                opportunities for municipal improvements which would encourage
                redevelopment and improved community recreational facilities;
                and/or
          v)    Areas with deficient public and private parking facilities.

8.22.2 The Community Improvement Area defined by this Plan shall be all of the
       lands within the Built Boundary on Schedule A. Lands located within the
       communities of Holland Landing – River Drive Park, Mount Albert,
       Queensville and Sharon may also be designated as Community
       Improvement Areas.

8.22.3 Community improvements may be undertaken by Council through any of
       the following:
           i) Designation of community improvement project areas;
          ii) Preparation of community improvement plans;
        iii) Acquisition of land by the Town;
         iv) Creation, approval and enforcement of a property standards by-
               law;
          v)   Use of public funds from local, provincial and federal funding
               programs;
         vi) Use of private donations;
        vii) Encouragement of rehabilitation; and
       viii) Designation of buildings or districts under the Ontario Heritage
               Act.

8.22.4 As part of a Community Improvement Plan, Council may prepare a capital
       works program in order to assess the immediate and long-term
       requirements and plan the major expenditure within the financial resources
       of the Town. The program will be revised and updated as required.

8.22.5 Council may levy against benefitting properties, all or part of the cost of
       municipal services and facilities.

8.23     PUBLIC WORKS

It is intended that the construction of public works will be carried out in
accordance with the policies of the Plan.

8.23.1    All roads, sidewalks and curbs, waterworks, sanitary sewers, storm
          drains, ditches and ponds and all other public works shall be maintained


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                          OFFICIAL PLAN

          in good repair to ensure their effectiveness, thereby encouraging the
          maintenance of private property to a high standard.

8.23.2    In carrying out municipal works, the intention of the Town is to avoid
          unnecessary destruction of trees. Where trees must be destroyed to
          accommodate the works, they shall be replaced by other trees sufficient
          in number, size, and of a species native to the area to enhance the
          appearance of the works at the time they are completed.

8.24     PUBLIC CONSULTATION
The policies of this Plan seek to promote public awareness of Town affairs and
services and provide opportunities for the community to participate in municipal
planning and decision making.

8.24.1    In order to adequately inform the general public as to the policies and
          proposals contained herein, the Council shall upon receiving approval of
          this Plan, reproduce this Plan and make it available to the public.

8.24.2    Council shall actively seek the views and participation of the public
          prior to making any decisions regarding the amendment or review of this
          Plan, the enactment or amendment of Zoning By-laws, or adoption or
          amendment of Community Improvement Plans, and shall hold public
          meetings for this purpose.

8.24.3    Notice of such public meetings shall be given in accordance with the
          requirements of The Planning Act.

8.24.4    Applications for amendment to this Plan or the Zoning By-law may
          require that a sign be posted on the affected property, to the satisfaction
          of the Town, in order to describe the essence of the application.

8.24.5    Council may eliminate notice to the public for a minor Official Plan or
          Zoning By-law Amendment which does any one of the following:
           i) Changes the numbers of sections or the order of sections in the
                Plan or Zoning By-law, but does not add or delete sections;
           ii) Consolidates previously approved Official Plan or Zoning By-law
                Amendments in a new document without altering any approved
                policies or maps;
           iii) Corrects grammatical or typographical errors in the Plan or Zoning
                By-law which do not affect the intent or affect the policies or
                maps; or
           iv) Rewords policies or re-illustrates mapping to clarify the intent and
                purpose of the Plan or By-law to make it easier to understand



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                   without affecting the intent or purpose of the policies or maps;
                   and/or,
                v) Translates measurements to different units of measure or changes
                   reference to legislation or changes to legislation where the
                   legislation has changed.

8.24.5.1 In all other instances, notification to residents of public meetings held by
         Council shall be done in accordance with the procedures of the Planning
         Act.

8.25      ADDITIONAL STUDIES AND OTHER ITEMS
Certain supporting studies, information and materials will be required as part of a
development approval process or as part of a detailed planning study as identified
throughout this Plan. The need and timing of such supporting studies, information
and materials will be determined by the Town on a site-specific basis in
consideration of the site’s land use context and regard to the policies of this Plan.

8.26      PEER REVIEWS
From time to time it is expected that reports and studies will be submitted to the
Town for consideration. In some instances the Town may not possess the
necessary resources to assess the contents of a report or study and may require the
advice of outside professionals.

8.26.1      At its sole discretion, and at any time, the Town may determine that a
            report, study or any other submission be subject to a peer review.

8.26.2      Where any study is required as part of the development approval
            process, the proponent shall be responsible for all costs associated with
            the preparation of said documents, any required revisions of the required
            documents and may be responsible for the cost associated with any
            required peer review.

8.27      MONITORING AND REPORTING

Policies will be established and implemented to:
           i)    Monitor residential and non-residential growth;
          ii)    Monitor achievement of sustainable growth measures of this Plan
         iii)    Other tools such as staff reports and other administrative
                 mechanisms to inform Council on the Plan’s progress.

8.27.1      On-going monitoring is important to ensure the continued relevance of
            the Plan and the effectiveness of its provisions to meet evolving
            planning challenges. In this way, economic or social changes or other



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         factors which indicate a need for specific amendments or general review
         can be identified.

8.27.2   Council shall hold a public meeting at least once every five years to
         consider the need for a general review of the Plan or of significant
         components of it. The views of the public will be sought at this meeting,
         which will be subject the provisions of the Planning Act.




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9     INTERPRETATION
9.1   GENERAL
When determining conformity with this Plan, reference should be made to both
the policies contained in the text of this Plan and the designations shown on the
Schedules.

The boundaries between various land uses, specific quantities, proportions, dates
and locations of this Plan represent the desired intent of the municipality but are
not to be considered as rigid, absolute standards. Sufficient flexibility is intended
to permit minor variations without the necessity of a formal amendment to the
Plan.

Schedules A to J of this Plan are graphical expressions or representations of
various policies of this Plan. To ascertain the policies applying to a particular
area, all of the Schedules of the Plan must be consulted. Schedules C and D
indicate the general land use designations, and the remaining Schedules should be
considered overlays that impose further restrictions or indicate additional detail.
The text will take precedence in the case of any discrepancy between the text and
the Schedules of this Plan.

The Appendices provides background information related to the interpretation and
implementation of policies, but are not part of the approved Plan. The Appendices
may be modified at any time without requiring an amendment to this Plan.

9.2   DEFINITIONS
In this By-law the word "shall" is mandatory and not permissive. Words used in
the present tense shall include the future; words used in the singular number shall
include the plural and words used in the plural number shall include the singular.
The word "used" shall include "intended to be used", "arranged" and "designed".

The height of buildings may be regulated by number of storeys or height in
metres from finished grade. Where storeys is used to regulate height, any fully
enclosed habitable space or fully enclosed space used for common purposes, but
excluding roof top mechanicals, that is located above the finished grade shall be
considered a storey.

The Oak Ridges Moraine Conservation Plan includes extensive definitions of
terms which are found throughout this document. However, where questions of
interpretation arise, regard should be had to the Oak Ridges Moraine
Conservation Plan itself.




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All other words shall carry their customary meaning except for those defined
hereafter:

2031 - represents the planning horizon of this Plan, as regulated by the Provincial
Growth Plan.

2051 - is the expected timeframe for complete build out of the Urban Area and
the limit of infrastructure planning undertaken.

Accessory Use – A use naturally and normally incidental to, subordinate to or
exclusively devoted to a principal use and located on the same lot therewith.

Adult Entertainment Parlour - any premises or part thereof in which there is
provided, in pursuance of a trade, calling, business or occupation, Goods or
Services Appealing to, or Designed to Appeal to, Erotic or Sexual Appetites or
Inclinations.

Adult Entertainment Use - includes an Adult Entertainment Parlour, Adult Video
Store, Adult Specialty Store and Body Rub Parlour, whether any such use is a
primary land use or an accessory use.

Adult Specialty Store - a retail establishment specializing in the sale of Goods and
materials Appealing to, or Designed to Appeal to, Erotic or Sexual Appetites or
Inclinations.

Adult Video Store - an establishment where pre-recorded video tapes, video
discs, films and/or slides Appealing to, or Designed to Appeal to, Erotic or Sexual
Appetites or Inclinations, or depicting sexual acts, are offered for rent or sale. An
Adult Video Store shall not include facilities for the screening or viewing of such
products.

Affordable:
      i) In the case of ownership housing, the least expensive of:
            a. Housing for which the purchase prices results in annual
               accommodation costs which do not exceed 30 percent of gross
               annual household income for low or moderate income
               households; or
            b. Housing for which the purchase price is at least 10 percent below
               the average purchase price of a resale unit in the regional market
               area;
     ii) In the case of rental housing, the least expensive of:
            a) A unit for which the rent does not exceed 30 percent of gross
               annual household income for low and moderate income
               households; or



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             b) A unit for which the rent is at or below the average market rent
                of a unit in the regional market area.

Agricultural Uses – The growing of crops, including nursery and horticultural
crops; raising of livestock; raising of other animals for food, fur or fibre,
including poultry and fish; aquaculture; apiaries; agro-forestry; maple syrup
production; and associated on-farm buildings and structures, including
accommodation for full-time farm labour when the size and nature of the
operation requires additional employment.

Agricultural-related Uses – Farm-related industrial uses that are small scale and
directly related to the farm operation and are required in close proximity to the
farm operation.

Appealing to, or Designed to Appeal to, Erotic or Sexual Appetites or
Inclinations - when used to describe Goods or Services, includes,
      a) Goods or Services of which a principal feature or characteristic is the
         nudity or partial nudity of any person; and
      b) Goods or Services in respect of which the word "nude", "naked",
         "topless", "bottomless", "sexy", or any other word, picture, symbol or
         representation having like meaning or implication is used in any
         advertisement.

Archaeological Resources – artifacts, archaeological sites and marine
archaeological sites. The identification and evaluation of such resources are based
upon archaeological fieldwork undertaken in accordance with the Ontario
Heritage Act.

Areas of Natural and Scientific Interest (ANSI) – areas of land and water
containing natural landscapes or features that have been identified as having life
science or earth science values related to protection, scientific study or education.

Bed and Breakfast Establishments – A single detached dwelling in which a
maximum of three rooms are provided with or without meals for hire or pay for
the traveling public.

Body Rub - includes the kneading, manipulating, rubbing, massaging, touching or
stimulating, by any means, of a person's body or part thereof but does not include
medical or therapeutic treatment given by a person duly qualified, licensed or
registered to do so under the laws of the Province of Ontario.

Body Rub Parlour - includes any premises or part thereof where a Body Rub is
performed, offered or solicited in pursuance of a trade, calling, business or
occupation, but does not include any premises or part thereof where Body Rubs
are performed for the purpose of medical or therapeutic treatment and are

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performed by persons duly qualified, licensed or registered to do so under the
laws of the Province of Ontario.

Built Boundary - The limits of the developed Urban Area as and defined by the
Minister of Public Infrastructure Renewal in accordance with Policy 2.2.3.5 of the
Provincial Growth Plan for the Greater Golden Horseshoe.

Built-Up Area - All land within the built boundary as defined by the Growth Plan.

Character –Distinct features, such as built or natural elements of an area, that
work together to uniquely identify a particular area or neighbourhood.

Commercial Farm – A farm, which is deemed to be a viable farm operation and
which normally produces sufficient income to support a farm family.

Community Improvement - those activities, both public and private which
maintain, rehabilitate and redevelop the existing physical environment to
accommodate and encourage improvements to the social and economic
environment.

Community Improvement Plan Area - A municipality or an area within a
municipality, the community improvement of which in the opinion of the council
is desirable because of age, dilapidation, overcrowding, faulty arrangement,
unsuitability of buildings or for any other environmental, social or community
economic development reason.

Community Scale Commercial Uses – A retail, office or service commercial use
whose market area is limited to the community and the surrounding area in which
it is located, with individual units being less than 1,858 square metres in size.

Community Scale Institutional Uses – An institutional use whose service area is
limited to the community and the surrounding area in which it is located.

Community Scale Places of Worship: Places of Worship which are intended to
serve their surrounding residential areas. They typically have small structures,
compatible in scale with the neighbouring community, which allow them to blend
in with their surrounding residential areas.

Complete Community - Complete communities meet people’s needs for daily
living through an entire lifetime by providing convenient access to an appropriate
mix of jobs, local services, a full range of housing, and community infrastructure
including affordable housing, schools, recreation and open space for their
residents. Convenient access to public transportation and options for safe, non-
motorized travel is also provided.


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Comprehensive Review – An Official Plan Review initiated by the Town or
planning authority, which:
     i) Is based on a review of population and growth projections and where
         applicable, reflect projections and allocations by upper-tier
         municipalities and provincial plans; considers alternative directions for
         growth; and determines how best to accommodate growth while
         protecting provincial interests;
    ii) Utilizes opportunities to accommodate projected growth through
         intensification and redevelopment;
   iii) Confirms that the lands to be developed do not comprise Specialty Crop
         Areas in accordance with the Provincial Policy Statement;
   iv) Is integrated with planning for infrastructure and public service
         facilities; and
    v)   Considers cross-jurisdictional issues.

Connectivity – The degree to which key natural heritage or key hydrologic
features are connected to one another by links such as plant and animal movement
corridors, hydrologic and nutrient cycling, genetic transfer, and energy flow
through food webs.

Consent – a consent given by the Committee of Adjustment or other relevant
authority, for the creation of one new lot; in the event that a consent results in the
creation of more than one new lot, there shall be deemed to be one consent given
in respect of each lot created.

Density - Where density is to be calculated it shall be based on net residential
hectares. Net residential hectare is defined as the area of land measured in
hectares utilized for residential dwellings including the lot areas but excluding all
public roads and widening, public parks, open space blocks, school sites, local
commercial areas, places of worship and other public lands.

Designated Greenfield - The area within a settlement area that is not built-up.
Where a settlement area does not have a built boundary, the entire settlement area
is considered designated Greenfield area.

Development – the construction, erection or placing of one or more buildings or
structures on land or the making of an addition or alteration to a building or
structure that has the effect of substantially increasing the size or usability thereof
or significantly changes the topography of the site.

Dwelling Unit - One or more habitable rooms, occupied or capable of being
occupied as an independent and separate housekeeping establishment, in which
separate kitchen and sanitary facilities are provided for the exclusive use of the
occupants.


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Ecological function –The natural processes, products or services that living and
non-living environments provide or perform within or between species,
ecosystems and landscapes, including hydrologic functions and biological,
physical, chemical and socio-economic interactions.

Ecological value – The value of vegetation in maintaining the health of the key
natural heritage or key hydrologic feature and the related ecological features and
ecological function, as measured by factors such as the diversity of species, the
diversity of habitats, and the suitability and amount of habitats that are available
for rare, threatened and endangered species.
Employment Area - An area of land designated in an Official Plan for clusters of
business and economic uses including, without limitation, the uses listed in
Section       5,     or      as      otherwise     prescribed      by       regulation.
The uses referred to in the definition of “area of employment” are:
    a) manufacturing uses;
    b) warehousing uses;
    c) office uses;
    d) retail uses that are associated with uses mentioned in clauses (a) to (c); and
    e) facilities that are ancillary to uses mentioned in clauses (a) to (d).

Endangered Species – A species that is listed or categorized as an ‘Endangered
Species’ on the Ontario Ministry of Natural Resources’ official species at risk list,
as updated and amended from time to time.

Enhancement – the improvement of the ecological function of an area through
various activities, including, but not limited to, naturalized planting and the
removal of invasive species and garbarge.

Farm Related Tourism Establishment – A commercial farm that provides, as an
accessory use, educational and active opportunities to experience the agricultural
way of life in the Town. Such activities may include farm machinery and
equipment exhibitions, farm-tours, petting zoos, hay rides, sleigh rides, processing
demonstrations, pick your own produce, farm theme playground for children and
small scale educational establishments that focus on farming instruction.
Overnight camping, amusement parks and recreational uses are not permitted
under this definition.

Fish Habitat – As defined in the Fisheries Act, c. F-14, means spawning grounds
and nursery, rearing, food supply, and migration areas on which fish depend
directly or indirectly in order to carry out their life processes.

Floor Space Index (FSI) – the ratio of gross floor area of a building to its
respective lot area.




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Forest Management or Forestry – The management of woodlands, including
accessory uses such as the construction and maintenance of forest access roads
and maple syrup production facilities,
    a) for the production of wood and wood products, including maple syrup;
    b) to provide outdoor recreation opportunities;
    c) to maintain, and where possible, improve or restore conditions for
         wildlife; and,
    d) to protect water supplies.

Garden Suite – a small, independent building which is:
    a) physically separate from the principal dwelling unit with which it is
        associated;
    b) used as a self-containing dwelling unit for an elderly parent of an
        occupant of the principal dwelling unit.

Goods - in the context of adult entertainment uses includes books, magazines,
pictures, slides, film, disks, phonograph records, pre-recorded magnetic tape and
any other viewing or listening matter, clothing and accessories.

Green Energy – energy sources with low to no environmental impact and
includes conservation, renewable sources of energy and clean distributed energy.
Clean distributed energy sources include, district heating and cooling, combined
heat and power, and local generation from waste heat, geothermal, and
atmospheric energy.

Hazard Land – Lands that could be unsafe for development due to naturally
occurring processes.

Heritage Features - For the purpose of this Plan, a heritage feature shall be any
building identified by Heritage East Gwillimbury through its Inventory of Historic
Buildings, any building designated pursuant to Part IV of the Ontario Heritage
Act, all buildings and the associated landscape of lands within a Heritage
Conservation District pursuant to Part V of the Ontario Heritage Act, and/or any
site designated by the federal government.

High-Occupancy Vehicle (HOV) Lanes – reserved rights-of-way for public
transit vehicles and other vehicles (such as emergency, taxis or multiple-person
vehicles)

Home Industry – A small scale industrial use, such as a carpentry shop, a metal
working shop, a welding shop or an electrical shop that provides services or wares
to the rural farming community and which is an accessory use to an agricultural
use or a single detached dwelling. For the purpose of this By-law, the repairing of
motor vehicles or paint shop, mobile homes, and/or trailers is not a home industry.


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Home Occupation – An occupation that provides a service as an accessory use
within a dwelling unit performed by one or more of its residents. Such activities
may include services performed by an accountant, architect, auditor, dentist,
medical practioner, engineer, insurance agent, land surveyor, lawyer, realtor,
planner, hairdresser or a provider of private home daycare, but shall not include
an Adult Entertainment Use.

Individual Renewable Energy Generating Systems - Renewable energy systems
that generate electricity only for the property owner and do not contribute to the
electricity grid.

Infrastructure - Physical structures (facilities or corridors) that form the
foundation for development or resource use, including agricultural. Infrastructure
includes sewage and water systems, sewage treatment systems, agricultural
irrigation systems, waste management systems, electric power generation and
transmission including renewable energy systems, communications/
telecommunications, transit and transportation corridors and facilities, oil and gas
pipelines and associated facilities.

Intensification – the development of a property, site or area at a higher density
than currently exists through:
      a) redevelopment, including the reuse of brownfield sites;
      b) the development of vacant and/or underutilized lots within previously
          developed areas;
      c) infill development; and
      d) the expansion or conversion of existing buildings.

Key Hydrologic features – include:
     a) Permanent and intermittent streams;
     b) Lakes (and their littoral zones);
     c) Seepage areas and springs, and;
     d) Wetlands

Key Natural Heritage Features – include:
     i)  Significant habitat of endangered species, threatened species and
         special concern species;
    ii)  Fish habitat;
  iii)   Wetlands;
   iv)   Life Science Areas of Natural and Scientific Interest (ANSIs);
    v)   Significant valleylands;
   vi)   Significant woodlands;
  vii)   Significant wildlife habitat;
 viii)   Sand barrens, savannahs and tallgrass prairies; and
   ix)   Alvars.


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Large Scale Renewable Energy Generating Systems - More intensive renewable
energy systems (including accessory uses such as transmission lines, distribution,
meteorological towers both temporary and permanent, and transformer stations)
being comprised of one or more generating units and provide electricity into the
provincial transmission grid in keeping with Provincial policies and regulations
regarding renewable energy technologies.

Life science areas of natural and scientific interest (ANSIs) – An area(s) that
has been:
  a) Identified as having life science values related to protection, scientific
       study or education; and
  b) Further identified by the Ministry of Natural Resources using evaluation
       procedures established by that Ministry, as amended from time to time.

Major development – development consisting of:
  a) the creation of four or more lots;
  b) the construction of a building or buildings with ground floor area of 500
      metres or more; or,
  c) the establishment of a major recreational uses as described in Section 38
      of the Oak Ridges Moraine Conservation Plan.

Major recreational use – Recreational uses that require large-scale modification
of terrain, vegetation or both and usually also require large-scale buildings or
structures, including but not limited to the following: golf courses, serviced
campgrounds, serviced playing fields and ski hills.

Mineral Aggregate Operation:
 a) An operation, other than wayside pits and quarries, conducted under a
      licence or permit under the Aggregate Resources Act, or successors
      thereto; and
 b) Associated facilities used in extraction, transport, beneficiation, processing
      or recycling of mineral aggregate resources and derived products such as
      asphalt and concrete, or the production of secondary related products.

Minimum Distance Separation Formula –Formulae developed by the Province
to separate uses so as to reduce incompatibility concerns about odour from
livestock facilities.

Municipal Comprehensive Review – an Official Plan review or an Official Plan
amendment, initiated by the Town that comprehensively applies the policies and
schedules of the Growth Plan.

Natural Heritage System – A three-tiered approach that has been derived to direct
the protection of environmental features in the Town.


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Natural self-sustaining vegetation – Vegetation dominated by native plant
species that can grow and persist without direct human management, protection or
tending.

Net residential hectare - The area of land measured in hectares utilized for
residential dwellings including the lot areas but excluding all public roads and
widening, public parks, open space blocks, school sites, local commercial areas,
places of worship and other public lands.

Centre - Points of intensive urban activity which provide a focus to public life
such as a market place or community centre, and are usually created the
convergence of important paths. Centres are often signified by distinctive urban
design characteristics relative to the surrounding area or district, such as the
inclusion of a landmark building (Brampton Plan).

Normal Farm Practices – A practice, as defined in the Farming and Food
Production Protection Act, 1998, that is conducted in a manner consistent with
proper and acceptable customs and standards as established and followed by
similar agricultural operations under similar circumstances; or makes use of
innovative technology in a manner consistent with proper advanced farm
management practices. Normal farm practices shall be consistent with the
Nutrient Management Act, 2002 and regulations made under that Act.

Partial Services - Municipal sewage services or private communal sewage
services and individual on-site water services; or municipal water services or
private communal water services and individual on-site sewage services (PPS,
2005).

Pathogen Threats – drinking water quality threats that are related to conditions or
activities that have the potential to introduce living microorganisms that cause
disease into the groundwater. Sources of pathogens include, but are not limited to,
septic systems, animal manure, sewage systems and stormwater management
ponds.

Planning Horizon – 2031 represents the planning term of this Plan, as regulated
by the Provincial Growth Plan.

Population serving employment uses - a variety of commercial and institutional
uses that generate jobs associated with serving the needs of the Town’s resident
and employment populations. These jobs occur in a variety of land use
designations described in this Plan.

Prime Agricultural Areas – Areas where prime agricultural lands (specialty crop
lands and/or Canada Land Inventory Classes 1, 2, and 3 soils, in this order of
priority for protection) predominate. This includes: areas of prime agricultural

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lands and associated Canada Land Inventory Class 4-7 soils; and additional areas
where there is a local concentration of farms which exhibit characteristics of
ongoing agriculture. Prime Agricultural Areas may be identified by the Ontario
Ministry of Agriculture, Food and Rural Affairs using evaluation procedures
established by the Province as amended from time to time; or may also be
identified through an alternative agricultural land evaluation system approved by
the Province.

Redevelopment – the creation of new units, uses or lots on previously
development land in existing areas, including brownfield sites.

Regional Scale Places of Worship - Places of Worship that draw their
membership from a regional area. Regional-scale Places of Worship tend to have
large structures, substantial in scale compared to its neighbouring community, and
are more specialized in function.

Renewable Energy Systems - Produce electrical power from an energy source
that is renewed by natural processes including, but not limited to, wind, water, a
biomass resource or product, solar and geothermal energy.

Restoration – returning an area of land back to a natural condition such that is
contributes to the ecological function of the surrounding area.

Resort/Recreational Development - A prestigious, high quality, recreational
development which is focused on a major, land-extensive recreational or natural
environment use, which may also incorporate educational, conference or
overnight accommodation facilities. These premier, destination developments
involve a substantial capital investment, enhance the reputation of the Region of
York, as a whole, and the Town, in particular, and cater to tourists and visitors to
the Town and the Region of York.

Reverse Lotting - Lots located adjacent to an arterial or collector road which
fronts onto an internal street, with the rear yards facing the arterial or collector
road.

Rural Areas – Lands located outside settlement areas and outside prime
agricultural areas.

Secondary Uses – Uses secondary to the principal use of the property, including
but not limited to, home occupations, home industries, and uses that produce
value-added agricultural products from the farm operation on the property.

Securement – the process whereby lands that are identified as being of ecological
values and/or the existence or function of which are threatened by a land use


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activity, are acquired by the government or conservation agency for protection
and/or enhancement.

Services:
   a) In the context of adult entertainment uses includes activities, facilities,
       performances, exhibitions, viewings and encounters but does not include
       the exhibition of film approved under the Theatres Act.

Settlement Areas – Means urban areas and rural settlement areas within
municipalities (such as cities, towns, villages and hamlets) that are:
a) Built up areas where development is concentrated and which have a mix of
land uses; and
b) Lands which have been designated in an Official Plan for development.

Significant:
   a) In regard to wetlands and life science areas of natural and scientific
       interest, an area identified as provincially significant by the Ontario
       Ministry of Natural Resources using evaluation procedures established by
       the Province, as amended from time to time;
   b) In regard to the habitat of endangered species, threatened species and
       special concern species, means the habitat, as approved by the Ontario
       Ministry of Natural Resources, that is necessary for the maintenance,
       survival and/or the recovery of naturally occurring or reintroduced
       populations of endangered species, threatened species or special concern
       species, and where those areas of occurrence are occupied or habitually
       occupied by the species during all or any part(s) of its life cycle;
   c) In regard to woodlands, an area which is ecologically important in terms
       of features such as species composition, age of trees and stand history,
       functionally important due to its contribution to the broader landscape
       because of its location, size or due to the amount of forest cover in the
       planning area; or economically important due to site quality, species
       composition, or past management history. The Province (Ontario
       Ministry of Natural Resources) identifies criteria relating to the foregoing;
       and,
   d) In regard to other features and areas in Section 3.2.4 of the Greenbelt Plan,
       ecologically important in terms of features, functions, representation or
       amount, and contributing to the quality and diversity of the Natural
       Heritage System. The Province (Ontario Ministry of Natural Resources)
       identifies criteria relating to the foregoing;
   e) In regard to cultural heritage and archaeology, resources that are valued
       for the important contribution they make to our understanding of the
       history of a place, an event, or a people.

Significant Threat – a condition or activity that has a high potential to negatively
impact the quality and/or quantity of groundwater that supplies a municipal well.

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Special concern species – A species that is listed or categorized as a ‘special
concern species’ on the Ontario Ministry of Natural Resources’ official species at
risk list, as updated and amended from time to time.

Specialty Crop Areas – Areas designated using evaluation procedures established
by the province, as amended from time to time, where specialty crops such as
tender fruits (peaches, cherries, plums), grapes, other fruit crops, vegetable crops,
greenhouse crops, and crops from agriculturally developed organic soil lands are
predominantly grown, usually resulting from:
a) Soils that have suitability to produce specialty crops, or lands that are subject to
   special climatic conditions, or a combination of both; and/or
b) A combination of farmers skilled in the production of specialty crops, and of
   capital investment in related facilities and services to produce, store, or process
   specialty crops.

Sustainable – activities that meet present needs without compromising the ability
of future generations to meet their own needs.

Threatened Species – A species that is listed or categorized as a ‘Threatened
Species’ on the Ontario Ministry of Natural Resources’ official species at risk list,
as updated and amended from time to time.

Time-of-Travel – the estimated time required for groundwater to move from a
given location in an aquifer to the intake of a water well. A wellhead protection
area is typically divided into individual time-of-travel zones.

Valleylands – A natural area that occurs in a valley or other landform depression
that has water flowing through or standing for some period of the year.

Vegetation protection zone – A vegetated buffer area surrounding a key natural
heritage feature or key hydrologic feature within which only those land uses
permitted within the feature itself are permitted. The width of the vegetation
protection zone is to be determined when new development or site alteration
occurs within 120 metres of a key natural heritage feature or key hydrologic
feature, and is to be sufficient size to protect the feature and its functions from the
impacts of the proposed change and associated activities that will occur before,
during, and after, construction, and where possible, restore or enhance the feature
and/or its function.

Vulnerable - Surface and groundwater that can be easily changed or impacted by
activities or events, either by virtue of their vicinity to such activities or events or
by permissive pathways between such activities and the surface and/or
groundwater.




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Waste Disposal Sites - former waste disposal sites and their possible areas of
influence.

Wayside Pit, Quarry or Portable Asphalt Plant - a temporary operation used by
a public authority or its agents solely for the purpose of a particular public project
or contract and is not located on any highway right- of-way.

Wellhead Protection Area – the surface and subsurface area surrounding a water
well or well field that supplies a municipal water system and through which
contaminants are reasonably likely to move and eventually reach the water well or
well field.

Wetlands – Land such as a swamp, marsh, bog or fen (not including land that is
being used for agricultural purposes and no longer exhibits wetland
characteristics) that:
           i) is seasonally or permanently covered by shallow water or has the
                 water table close to or at the surface;
          ii) has hydric soils and vegetation dominated by hydrophytic or
                 water-tolerant plants; and,
         iii) has been further identified, by the Ontario Ministry of Natural
                 Resources or by any other person, according to evaluation
                 procedures established by the Ministry of Natural Resources, as
                 amended from time to time.

Wildlife Habitat – Areas where plants, animals and other organisms live, and find
adequate amounts of food, water, shelter and space needed to sustain their
populations. Specific wildlife habitats of concern may include areas where
species concentrate at a vulnerable point in their annual life cycle; and areas that
are important to migratory and non-migratory species.

Wind Energy Conservation Systems - Mechanical devices designed to convert
wind energy into electricity. Such a system can occur at an individual or large
scale in the Town.

Wind Energy Large Scale Generating Systems - Generally referred to as ‘Wind
Farms’ and are usually located in areas where climate (i.e. wind) conditions create
a conducive environment for systems

Woodlands –Treed areas that provide environmental and economic benefits to
both the private landowner and the general public, such as erosion prevention,
hydrological and nutrient cycling, provision of clean air and the long-term storage
of carbon, provision of wildlife habitat, outdoor recreational opportunities, and
the sustainable harvest of a wide range of woodland products. Woodlands include
treed areas, woodlots or forested areas.


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9.3 SCHEDULES

External Boundaries

9.3.1   The outer limits of the Settlement Areas as shown on Schedule A are fixed
        and inflexible and can be changed only by an amendment to this Plan.

Internal Boundaries

9.3.2   It is intended that the internal boundaries between designations, as shown
        on Schedule C, D and D-1, shall be considered as general only, except in
        the case of roads, railways, property boundaries, lot lines, rivers,
        topographic features and other definite physical barriers. They are not
        intended to define the exact limits of such areas. Minor adjustments may
        be made in these boundaries for the purpose of any Zoning By-law
        without necessitating an amendment to this Plan. Other than such minor
        adjustments, no areas or zones, except as provided in this Plan, shall be
        created that do not conform with this Plan.

9.3.3   The land use designations in the immediate vicinity of the Sherwood Glen
        intersection may be subject to change at such time as the exact location of
        the intersection is determined, provided that the general intent and policy
        of this Plan is maintained.

Schematic or Symbolic Designations

9.3.4   The designations of Schools, Proposed Local Parks, and Convenience
        Commercial locations are intended to represent a general schematic
        location only, and are not indicative of a specific size, shape or location of
        facility. Nevertheless, where Schools and Local Parks are shown in close
        proximity, it is intended that they will be planned for adjoining lands
        where certain open space and recreation facilities may be provided and
        utilized in common.

Road Locations

9.3.5   The location of roads as indicated on Schedule C shall be considered as
        approximate only. Amendments to this Plan therefore will not be required
        in order to make minor adjustments or deviations to the location of roads,
        provided that the general intent of this Plan is maintained.

Environmental Constraints

9.3.6   The location of the environmental features and constraint areas as
        indicated on Schedule B, with the exception of Floodplain areas, shall be

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        considered as approximate only. It is intended that detailed studies
        undertaken at the time of development proposal will establish more
        specific boundaries, in order that appropriate land uses, performance
        standards, restrictions or regulations may be established for affected areas.
        No formal amendment to this Plan will be required in order to make minor
        adjustments indicated by such detailed studies provided that the general
        intent of this Plan is maintained.

Uses

9.3.7   Except where stated restrictively, the permitted uses identified for each
        land use designation are intended to illustrate the range of activities in that
        designation and allow for uses which, in the opinion of Council, are
        similar in all relevant particulars to named uses. Wherever a use is
        permitted, it is intended that uses, buildings or structures normally
        incidental, accessory and essential to that use shall also be permitted.
        Specific uses and related regulations shall in any case, be defined for an
        area at such time as the Zoning By-law comes into effect.

Numerical Provisions

9.3.8   The interpretation of the numerical figures, except for densities, can be
        varied within 5% of the figures in the text and such minor variation will
        not require an amendment.

9.3.9   Minor variations in the required width of rights-of-way for the road
        classifications according to Schedule C and Section 8 of this Plan,
        including the required dimensions of sight triangles, may be permitted
        without amendment to this Plan provided:
               i) all other provisions of this Plan are complied with; and
              ii) detailed engineering, planning, environmental and other studies
                    have been carried out which document the rationale for making
                    the variations, to the satisfaction of the Authority having
                    jurisdiction.




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10         GREEN LANE WEST SECONDARY PLAN
It is the intent of this Secondary Plan to:
     i)     Create a safe, livable and healthy community that has a sense of
            community identity.
     ii)    Provide for the comprehensive development of a safe, healthy and
            attractive residential and commercial community that meets the needs of
            its residents and businesses, and preserves, protects and enhances the
            significant environmental attributes of the area.
     iii)   Ensure that development is integrated with adjacent residential and
            commercial development.
     iv)    Provide for an attractive and well-organized community that establishes
            a high standard of urban design on both the public and private sector
            lands.
     v)     Encourage innovative and alternative forms of development which
            respond to the attributes of the area.
     vi)    Establish gateway features at key locations in the community.
     vii) Employ an ecosystem approach to planning which ensures that balanced
          decisions are made, taking into consideration environmental, community
          and economic implications.
     viii) Preserve, protect and enhance the significant environmental features,
           functions and linkages.
     ix)    Promote a safe, comfortable and integrated pedestrian system within
            both the residential and commercial development areas.
     x)     Provide for connections between the residential areas and the open space
            system.
     xi)    Promote a modified street grid pattern that provides for ease of
            movement throughout the community.
     xii) Encourage an urban form that is efficient and cost effective for
          servicing, storm water, transportation and public transit systems.
     xiii) Encourage to the extent possible, a variety of housing forms.
     xiv) Provide parks, open spaces and recreational opportunities that meet the
          needs of the community.
     xv) Provide for business opportunities that benefit the community, provide
         employment opportunities and take advantage of existing and future
         transportation linkages.
     xvi) Be sensitive to adjacent rural landscapes and uses.


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   xvii) Address public facility and infrastructure needs as identified by the
         appropriate authorities.

10.1   Urban Design
       All development within the Green Lane West Secondary Plan Area shall
       be designed in a manner that reflects the urban design policies of this Plan
       and the Green Lane West Urban Design Guidelines adopted by Council.




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11 HOLLAND LANDING – RIVER DRIVE PARK
   SECONDARY PLAN
It is the intent of this Secondary Plan to:
    i)     Ensure a high quality of life for the present and future residents of the
           community with respect to security, health, safety, convenience and
           general economic welfare.
    ii)    Establish a development pattern that permits and fosters the
           establishment of a high quality living environment.
    iii)   Establish a development pattern in such a fashion as to reinforce and
           improve the community identity and heritage character of the
           community.
    iv)    Identify, protect and restore the distinctive natural attributes of the
           community's river valley, valleylands and environmentally significant
           areas, to maintain their unique qualities while respecting their hazardous
           aspects, and wherever possible to provide for the maintenance of natural
           corridors for wildlife movement between such areas.
    v)     Encourage a linked and integrated system of pedestrian walkways and
           bicycle paths in the valley and open space system and elsewhere in the
           community, and to design and construct such facilities in an
           environmentally sensitive manner.
    vi)    Achieve an efficient and economic level of municipal services wherever
           possible.
    vii) Provide a more complete and efficient network of facilities for the
         accommodation of vehicular traffic, service, maintenance and
         emergency access, pedestrian movements, and potential future transit
         services, all in accordance with good engineering and safety principles.
    viii) Provide a range of housing opportunities that will ensure a choice of
          residences to all those who wish to live in the community.
    ix)    Improve and expand the range of community facilities available for the
           residents of the community, including community park land, additional
           elementary school sites, a future secondary school site, recreation and
           leisure facilities.
    x)     Encourage orderly and efficient development of residential, industrial,
           commercial, recreational, institutional and ancillary land uses in the
           community.
    xi)    Provide design criteria to maximize the aesthetic qualities of the
           community, and to minimize conflicts in land use.



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   xii) Provide public works and public services under the jurisdiction of the
        Town and to co-ordinate public activities involving residents and/or
        other government agencies.
   xiii) To comply with legislation adopted by Regional and Provincial bodies
         and to incorporate same into the Plan wherever necessary to establish
         such compliance.
General Policies

11.1.1 This Plan recognizes that the Holland Landing-River Drive Park area, as
       it currently exists, is an incomplete and fragmented community. It lacks a
       coherent collector road system, and is poorly linked with Highway 11. Its
       present population is below the population threshold necessary for many
       types of facilities which would be desirable for the community, including
       a wider range of retail goods and services, a number of transportation
       improvements and additional community facilities.

11.1.2 The emphasis is therefore on community building. Two new areas are
       identified for community expansion, respectively west and east of the
       historic centre of Holland Landing. By directing growth to these two
       areas, the development permitted by the Plan will incorporate a number of
       desirable benefits for the community of Holland Landing and the Town.

11.1.3 Through the new development permitted by the Plan, strategic linkages
        and needed facilities can be provided to strengthen the community and
        make it more self-sufficient. Among the community building
        requirements identified in this Plan, the following are considered to be of
        particular significance:
      i) Improved linkages to Highway 11 will create new entrances for the
            community on this major route, which is scheduled to become a
            Regional Road in the near future. This will enhance the identity of the
            community and will provide new locations for additional commercial
            and industrial development.

     ii)    Improved east-west linkages, including the development of new roads,
            will make the historic Yonge Street Local Centre more accessible for
            existing and new residents, and help make it a real centre of activity
            for the community and for visitors.

    iii)    Increased population would justify better retail services, including a
            supermarket and other facilities now necessitating travel outside the
            community.

    iv)     New areas and opportunities for local employment and
            commercial/industrial assessment will be provided for in the west


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            expansion area, including lands along the strategically important
            Highway 11 frontages.

    v)      A range of needed housing types will be integrated throughout the
            community, avoiding the isolation of particular housing types or forms
            of tenure in one location. The housing will be developed on the basis
            of full municipal services, thereby helping to provide for types of
            housing not available elsewhere in the west portions of the Town. A
            range of housing types appropriate to the diverse needs of different
            groups, age brackets and income characteristics within the community
            shall be encouraged.

    vi)     The requirements of the Provincial Policy Statement, Land Use Policy
            for Housing, shall be met by requiring that 25% of all new residential
            units are affordable. Although the affordable housing units shall be
            distributed and integrated in new developments across the community,
            the compliance with the 25% requirement shall be determined on an
            overall community basis, rather than on the basis of individual
            applications or developments. Approximately 75% of the new housing
            stock is expected to be in Low Density Residential house forms, while
            the remaining 25% is expected to be in Medium Density Residential
            house forms.




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12 MOUNT ALBERT SECONDARY PLAN
12.1     Community Vision

12.1.1    The Plan is based on the concept that the Community of Mount Albert
          can grow to a population of approximately 6,000 persons, or the
          equivalent in residential and industrial/commercial development
          combined, on the basis of an expansion to the sewage treatment plant
          and water supply system.

12.1.2    Mount Albert should maintain its individual identity as a separate
          community within the Town of East Gwillimbury.

12.1.3    Mount Albert will continue to be developed as a local service centre to
          provide the appropriate facilities and level of services required by the
          inhabitants of the local and surrounding rural areas.

12.1.4    The Community will be developed on the basis of municipal services
          consisting of a municipal water supply, a sewage collection system, a
          sewage treatment system and a storm drainage system where necessary.

12.1.5    New development will be integrated into the existing community in a
          manner that will minimize negative impact on existing residential and
          commercial areas and social institutions.

12.1.6    A variety of lot sizes and housing types will be encouraged to provide
          for the existing and future needs of the inhabitants as well as the
          broadest range of housing opportunity for future inhabitants.

12.1.7    The Vivian Creek valley shall continue to be used as open space and
          parkland to provide for the passive and active recreational needs of the
          community and enhance the environmental aspects of this resource and
          to protect the fishery resources of Vivian Creek and downstream
          watercourses.

12.1.8    The development of industrial areas shall be encouraged to provide local
          employment opportunities thereby reducing the tendency towards
          commuting to employment in other municipalities. Industrial
          development will be of a type which does not create any industrial
          effluent and shall be located in such locations and in such a manner as to
          minimize any negative impact on residential areas.

12.1.9    A reasonable balance of commercial and industrial development shall be
          encouraged in order to provide an acceptable assessment balance



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          resulting in a positive financial benefit to the Town and Region through
          the future growth of Mount Albert.

12.1.10 Preservation of the heritage in Mount Albert will be considered as being
        of paramount importance in order to maintain the character of the
        community.

12.2     Oak Ridges Moraine

12.2.1    The primary intent of the policies of the Oak Ridges Moraine
          Conservation Plan with respect to the community of Mount Albert is to
          focus and contain urban growth by:
               i) Minimizing the encroachment and impact of development on
                   the ecological functions and hydrological features of the Oak
                   Ridges Moraine Plan Area;
              ii) Promoting efficient use of land with transit-supportive
                   densities, through intensification and redevelopment within
                   existing urban areas; and,
             iii) Providing for the continuation and development of urban land
                   uses consistent with the growth management strategies
                   identified in the Town’s Official Plan.

12.3     Environmental Protection

The lands within Part of Lot 10, Concession 8, being Lots 2, 3, 4, 6 and 8, Plan
65M-2070, and designated Open Space on Schedule D-1 include a Key Natural
Heritage Feature and related minimum vegetation protection zone as identified
by the Oak Ridges Moraine Conservation Plan.             All development and site
alteration will be prohibited within this area with the exception of certain limited
uses specified in Section 22(2) of the Moraine Plan.




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13 QUEENSVILLE SECONDARY PLAN
13.1   Community Concept

13.1.1 The Plan is based on the concept that the Community of Queensville
       ultimately will grow to a population of 30,000, with the initial phases over
       the life time of this Plan creating a community of 20,000 persons by the
       year 2021.
13.1.2 Queensville will be comprehensively developed as a fully integrated
       community to provide the appropriate facilities and level of services and
       employment required by the inhabitants of the Community of Queensville
       and surrounding rural areas.

13.2   Public Works Facility

13.2.1 The Public Works Facility area may be used for a public works facility or
       for any of the institutional uses in Section 5.9.5 of this Plan
13.2.2 Where Public Works Facility areas are shown in this Secondary Plan,
       these will be indicative of the preferred locations, although the sites may
       be modified and relocated, without the necessity of an amendment to the
       Plan.
13.2.3 At the time of approval of plans of subdivision, the exact size, shape,
       location and function of Public Works Facility areas required therein will
       be determined. If the lands designated for Public Works Facility are not
       required for a public works facility or any other institutional purposes,
       then the designation of those lands will revert to the underlying land use
       designation.

13.4   Community Centre

13.4.1 The Community Centre area may be used for any of the institutional uses
       in Section 5.9.5 of this Plan.

13.4.2 A Community Centre area shall be located generally within the Local
       Centre designation. The Institutional area on which the Community Centre
       is located will form part of the parkland dedication provisions of the
       Planning Act, as they are applied to the community of Queensville.

13.5   Natural Heritage System
All development within the community of Queensville shall be subject to the
detailed Natural Heritage System policies and criteria outlined in Appendix 4.




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14 SHARON SECONDARY PLAN
14.1   Community Vision

This section outlines a proposed vision statement and related community
development principles and objectives to serve as a basis for the Sharon
Community.

               SHARON: A COMMUNITY WITH A UNIQUE HERITAGE
                               TRADITION

       The Community of Sharon is a “close knit” community with a unique
       heritage tradition, a small town atmosphere and strong links to the
       surrounding rural/environmental areas. Sharon will:

       (i)      maintain and enhance its heritage tradition;

       (ii)     strengthen    the    existing   linkages     with   surrounding
                rural/environmental areas through the creation of a linked open
                space system;

       (iii)    build on its heritage tradition and linked open space system to
                create a well-designed community;

       (iv)     enhance community facilities and support community
                organizations which contribute to ensuring the “close knit”, small
                town nature of the community; and

       (v)      strive to be a sustainable, safe, diverse, compact and transit-
                supportive community.

14.2 Community Development Principles
The proposed Community Development Principles are related to the vision
statement. They are outlined in the following subsections.

14.2.1 Unique Heritage Character
       Principle:      The unique heritage character of Sharon should be
                       actively maintained and enhanced.

       This principle is intended to ensure that the Community’s unique heritage
       character is not only maintained, but enhanced. All development should
       be sympathetic to the heritage environment. In addition, consideration of



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      building on this “asset” for “low key” economic development can be
      explored.

      Objectives: The following         objectives   support   this   community
      development principle:

      (i)     To encourage a community form, and design at all levels of
              development, which is sympathetic to and respectful of the
              heritage of the community;
      (ii)    To protect the heritage of the community through the preservation
              and enhancement of heritage buildings and sites, streetscapes and
              other related features; and,
      (iii)   To explore opportunities for “low key” development which builds
              on the heritage character of the Community including the creation
              of a Temple “precinct” as a historical and cultural focus for
              Sharon.

14.2.2 Strong Open Space System
      Principle:     A strong open space system should be an integral part
                     of the Community.

      This principle is intended to ensure the protection of natural features and
      the strengthening of linkages with the surrounding rural/environmental
      areas, as well as to ensure development is environmentally sustainable.

      Objectives: The following         objectives   support   this   community
      development principle:

      (i)     To maintain and enhance the natural systems in the Community of
              Sharon.
      (ii)    To create a linked open space system as an integral part of the
              Community.

14.2.3 Healthy Community
      Principle:     Decisions made with respect to the future of Sharon will
                     reflect the need to establish a “healthy” community
                     which achieves high standards of design.

      Objectives: The following         objectives   support   this   community
      development principle:

      (i)     To encourage a community form, and design at all levels of
              development, which provides opportunities for communication



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               between residents, and, in particular, allows for pedestrian/bicycle
               access throughout the community.
       (ii)    To enhance the existing “main street” area along Leslie Street as a
               central meeting place for the community and adjacent rural areas.
       (iii)   To provide within the context of the community a range of
               recreational, educational, cultural and commercial facilities and
               activities to meet the needs of residents.
       (iv)    To build and maintain the physical services required to ensure the
               health, safety and well-being of the community.
       (v)     To ensure that all changes in the community promote safety and
               security through the use of appropriate design strategies.

14.2.4 Financial Feasibility
       Principle:     Any changes within the Community of Sharon should
                      be financially feasible with respect to capital and
                      operating costs.

       Objectives: The following          objectives   support   this   community
       development principle:

       (i)     To keep the capital and operating costs of public sector
               development in the Community of Sharon at a level that can be
               borne financially by residents and businesses.
       (ii)    To ensure that the capital costs of new development are covered by
               charges derived from that development.

14.3   Community Design Strategy

The Community Design Strategy establishes policies relating to the visual
character of the natural and built environment of Sharon and related matters such
as community improvement and heritage preservation.

Design Principles and Policies
The design principles and policies provide general criteria to be used in the
evaluation of any physical changes on public or private lands in Sharon. In
particular, they shall be used in the evaluation of any applications for site plan
approval.

Design Guidelines
The general principles and policies will be amplified through the development of
design guidelines for the areas fronting on Leslie St., the lands west of Leslie
Street and medium density residential development. In addition, the Town may
require the development of design guidelines for other areas of the community
where a need for more detailed direction with respect to urban design is identified.

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14.3.1 Design Principle One: Environmental Integration
Modifications to existing development, and any new development, shall be
designed, as much as possible, to enhance existing natural features and landforms.

Design Policies
To implement the principle of "Environmental Integration", the following policies
shall provide general direction in the evaluation of applications:

 (i)     Changes to the natural environment to accommodate new development,
         including substantial grading and filling, the introduction of servicing,
         and the channelization of streams, shall be minimized, rather the
         objective shall be to relate the form of development to the natural
         environment.
 (ii)    Existing natural features in areas designated Natural Heritage System
         shall be maintained and enhanced in accordance with the policies of this
         Plan. In particular, public and private open spaces shall be located and
         designed to assist in the protection of natural features.
 (iii)   Natural features and landforms shall be integrated with development in a
         manner which emphasizes the presence of these elements and the
         heritage character of the Sharon area.
 (iv)    The diversity and productivity of the natural environment shall be
         enhanced through the use of landscaping on public lands, including
         roads and parks, and on private lands, including an emphasis on native
         plant materials.
 (v)     The street pattern and trail system shall provide connectivity between
         the different areas of the community, but, crossings of natural areas shall
         be kept to a minimum.
 (vi)    Stormwater quality and quantity ponds and other stormwater control
         features shall be designed, landscaped and located to reinforce and
         harmonize with the Natural Heritage System. Safety shall also be a
         consideration in the design of such ponds, particularly where they are
         adjacent to school sites.

14.3.2 Design Principle Two: Attractive Streetscapes
The width and design of streets, as well as the configuration of lots and siting of
buildings shall ensure attractive streetscapes in keeping with the character of each
area of the community.

Design Policies
 (i)     Development which fronts on Leslie Street and Mount Albert Road shall
         be designed for pedestrian ease of access and enjoyment. In particular,
         sidewalks should be wide and any new buildings, both inside and
         outside the Local Centre Area designation, should be sited to provide a


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         sense of enclosure to the street in keeping with the existing character of
         development in the Local Centre Area designation on Schedule C-3.
 (ii)    Other streetscapes in the community should be designed to emphasize
         the low density character and natural features of the community, with
         extensive landscaping.
 (iii)   In residential areas, garages should not be the dominant feature in the
         streetscape and generally should not project beyond the house facade.
 (iv)    New streets shall be designed, together with other public open spaces, to
         preserve and enhance views and vistas to natural and other features, as
         well as to achieve linkages with the community trail system.
 (v)     Reverse lotting on all streets shall be prohibited.
 (vi)    Unobstructed road frontage adjacent to public open space shall be
         maximized.
 (vii)   All utilities shall be planned for and installed on a coordinated and
         integrated basis, with above ground utility infrastructure located and
         designed to be compatible with the surrounding development, and, in
         particular, such infrastructure should be grouped or clustered wherever
         possible and placed so as to not visually detract from the streetscape.
         The Town shall encourage utility providers to consider innovative
         methods of placing utilities on or within streetscape features such as
         lamp posts, and transit shelters.

14.3.3 Design Principle Three: Distinct Neighbourhoods
Sharon, as a whole, has a low density character. Within that context, existing
neighbourhoods have a dispersed pattern and design which results from the
different periods of construction. New development in existing neighbourhoods
must be designed to be integrated with the character of the particular area in
which it is located. New neighbourhoods may develop their own character within
the context of the general low density character of the community as a whole.

Design Policies
 (i)     Infill housing development, and new housing which abuts existing
         neighbourhoods, should generally be of a scale, type and density to
         complement existing housing stock, streetscapes and neighbourhood
         patterns.
 (ii)    The character of an existing neighbourhood should be maintained and
         enhanced by new development or redevelopment.

 (iii)   Development in new neighbourhoods may evolve its own character in
         keeping with the general low density character of the community as a
         whole, and recognizing all other policies of this Plan including the
         policies with respect to streetscape, and medium density residential
         areas.



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 (iv)    Clustering of development in new residential neighbourhoods is
         encouraged where it will assist in achieving preservation of landforms
         and natural features.
 (v)     Heritage features including buildings, structures and landscape elements
         should be integrated with new development to assist in preserving the
         character of the community.

14.3.4 Design Principle Four: Local Centre Area Enhancement
The Local Centre Area designation on Schedule C-3 includes the Sharon Temple
and a number of other heritage buildings and structures. This area is the focal
point of the Community and a major determinant of its unique character.
Development in both the public and private areas should be designed to enhance
its role as a focal point for Sharon, as well as allowing for the development of a
"pedestrian friendly" shopping area which includes uses supportive of the existing
heritage character such as music stores, artisans shops, professional offices and
bed and breakfast facilities.

The design concepts are intended to provide general guidance to the public and
private sectors in considering the redevelopment and future use of the lands in the
Local Centre Area designation. It is not the intent of this Plan that any proposal
in this area must comply with the Concept Plan, but, rather that regard shall be
had to the concepts expressed in the plan.

Design Policies
 (i)     A detailed plan shall be developed by the Town for the Local Centre, in
         consultation with the Regional Municipality of York, to improve the
         design of the public road allowance on Leslie Street in accordance with
         Section 7 of this Plan and other public lands, to enhance the Sharon
         Temple precinct, and to reduce the impacts of the high volumes of traffic
         which traverse this area. In particular, the plan will address:
         (a)    the introduction of traffic calming measures;
         (b)    improved design of the pedestrian areas with respect to matters
                such as pavement width, surface materials, lighting, seating, and
                landscaping and other street furniture; and,
         (c)    the preparation of a tree planting and landscaping plan.

 (ii)    Design guidelines shall be developed for the Local Centre to assist in the
         evaluation of new development in this area. The design guidelines will
         address matters such as:
         (a)    the establishment of setback zones to ensure a minimum setback
                and continuous building frontage along Leslie St.;
         (b)    building design guidelines which will result in buildings which
                complement the existing character of the community;

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         (c)      the development of appropriate entrances to the Local Centre
                  Area through building design and landscape features;
         (d)      the relationship of parking areas to the street and buildings and
                  the integration of parking areas on different sites to ensure that
                  such areas are not the dominant visual element of the streetscape;
         (e)      landscaping and lighting; including guidelines for the buffering
                  of abutting residential uses;
         (f)      design of waste disposal facilities, loading areas and mechanical
                  equipment which ensure that they are appropriately screened;
                  and,
         (g)      signage.

14.3.5 Design Principle Five: Safety and Security
Safety and security of residents should be a key factor in the design of all
development.

The design and siting of buildings, entrances, walkways, roads, and amenity and
parking areas shall be designed to provide visibility and opportunities for informal
surveillance.

14.3.6 Design Principle Six: Distinct Gateways
Distinct gateways which reflect the character of the community shall be created at
major entrances to the Community on Leslie Street and Mount Albert Road.

Design Policies
 (i)     Development adjacent to major entrances to the Community shall reflect
         the gateway locations.
 (ii)    Features such as landscaping and signage may be included in the road
         allowance to clearly identify gateway areas subject to Regional
         approval.




August 09                DRAFT FOR DISCUSSION PURPOSES                                 297
      APPENDIX 1


Environmental Impact Study
    Terms of Reference
      Terms of Reference: Environmental Impact Study
The following are the general Terms of Reference for an Environmental
Impact Study (EIS) to determine the potential impacts on the Natural
Heritage System (NHS) from development and site alteration proposals. The
actual Terms of Reference for any particular application will be determined
by the Town of East Gwillimbury in conjunction with the Conservation
Authority.

1.      Objectives
The objectives of the Terms of Reference are as follows:

1.1     To provide an outline to applicants and their consultants of the expectations of an
        EIS, subject to a Terms of Reference meeting with the Town and the Authority.

1.2     To ensure that the required work and/or studies are known and agreed to prior to
        the commencement of work, to facilitate a cost-effective, stream-lined and timely
        review process.

2.      General Policies
2.1     It is mandatory that the applicant and/or their consultant meet with the Town and
        the Conservation Authority to determine and agree upon the Terms of Reference
        of the EIS prior to the commencement of any work.

2.2     The EIS must be undertaken by a qualified professional in environmental or
        related sciences to the satisfaction of the Town and the Conservation Authority.

2.3     A visit to the site may be required by the Town and the Conservation Authority
        prior to, during, or upon receipt of the EIS.

2.4     The staking of regulated areas (i.e., wetlands, top of bank, etc.) and NHS features
        (i.e., woodlands, etc.) by the Authority may be required. Staking will generally
        occur between the end of May and the end of October. Any staking that occurs
        outside of this time may require a confirmatory visit between May and October.

3.      Terms of Reference
3.1     Existing Conditions

3.1.1   The existing conditions of the subject property must be clearly described and
        clearly mapped on aerial photographs.
3.1.2   The description must include the zoning and all designations of all Official Plans
        on and adjacent to the subject property. This includes any land use designations
        from other municipal planning documents, such as Secondary Plans.

3.1.3   Land use designations from any other applicable planning documents (i.e., Oak
        Ridges Moraine Conservation Plan, Greenbelt Plan) must be clearly described and
        the limits identified in the mapping.

3.1.4   The EIS shall identify the components of the Natural Heritage System and their
        respective Levels. The boundaries of the NHS shall be staked in the field by the
        proponent and approved by the Authority and the Town. The staked and surveyed
        boundaries shall be provided on a figure in the report.

3.1.5   All designated environmental features (i.e., the NHS or natural features identified
        in the OPs) must be identified in the mapping and described in the report. These
        features include provincial or regional Areas of Natural and Scientific Interest
        (ANSIs), Provincially Significant Wetlands (PSWs), etc.

3.1.6   The vegetation communities must be identified using the Ecological Land
        Classification (ELC) system to vegetation type. The communities must be
        identified in the mapping, using the appropriate ELC codes, as well as described
        in the text. A three-season survey may be required.

3.1.7   As a component of the ELC, a plant list with common and scientific names must
        be included as an appendix. The list must include an analysis for the presence of
        federal, provincial, regional and/or watershed rare, threatened or endangered
        species. This should include information from the MNR district office and NHIC.

3.1.8   The EIS may require a breeding bird survey. The need for such a survey will be
        determined as part of the initial Terms of Reference/scoping meeting. The survey
        must be conducted during the breeding bird season at an appropriate time of day
        in appropriate weather conditions and by a qualified professional. A minimum of
        two surveys are required and they must follow generally accepted scientific
        protocols, not necessarily atlassing methods.

3.1.9   A list of the breeding birds is required as an appendix. The list must include an
        analysis for the presence of federal or provincial rare, threatened or endangered
        species. Watershed rarity status shall be determined in conjunction with the
        Conservation Authority.

3.1.10 The EIS may require a breeding amphibian/reptile survey. The survey must be
       conducted during the breeding amphibian season and by a qualified professional.
       For calling amphibians a minimum of three surveys are required. These surveys
       must span the full amphibian breeding season to ensure that the peak periods of
       activity for early and late breeding species are accounted for. For non-calling
       amphibians, appropriate methodology must be used.

3.1.11 A list of the breeding amphibians is required as an appendix. The list must
       include an analysis for the presence of federal, provincial, threatened or
       endangered species. Watershed rarity status shall be determined in conjunction
       with the Conservation Authority.

3.1.12 If any watercourses or waterbodies identified in the NHS as habitat for fish are
       present, a fisheries assessment shall be provided. Existing data regarding fish
       species shall be obtained from LSRCA and/or the MNR. Where necessary, fish
       will be sampled through electrofishing and/or netting during the appropriate
       season, under a collection permit issued by the Ministry of Natural Resources.
       The assessment shall include a description of watercourses or other fish habitat on
       and/or adjacent to the property.

3.1.13 All incidental wildlife observed shall be reported on and listed in an appendix.
       The list must include an analysis for the presence of federal or provincial rare,
       threatened or endangered species. Watershed rarity status shall be determined in
       conjunction with the conservation authority.

3.1.14 A functional assessment of the subject property describing the ecology of the
       natural heritage features and functions should be provided. This shall include a
       consideration of the hydrological requirements of natural heritage features,
       particularly wetlands.

3.1.15 Where the NHS has identified a stream linkage or potential proximity linkage on
       or adjacent to the property, the EIS must identify the location, width and proposed
       vegetation composition of the linkage. Once the limits of the linkage have been
       determined to the satisfaction of the Town and the Conservation Authority, these
       shall be staked in the field and subsequently surveyed.

3.1.16 Mapping (at a minimum) shall consist of the following:

       a)     All mapping must have a title, figure number, north arrow, legend and
              scale or scale bar.

       b)     A site location map that provides the regional or watershed context of the
              subject property.

       c)     The extent of the Natural Heritage System and its components must be
              clearly demarcated on an orthophoto base.

       d)     The locations of all watercourses and waterbodies and an indication of
              their flow and thermal regimes.
        e)     Vegetation communities must be delineated and identified using ELC.

        f)     The location of any rare, threatened or endangered species and/or
               populations shall be identified.

        g)     The location of any important wildlife features (i.e., hibernacula, den,
               stick nest, etc.) shall be identified.

3.2     Assessment of Impacts

3.2.1 The potential impacts to the features and functions of the Natural Heritage System
      shall be identified and discussed.
3.2.2 An assessment of the potential impact on wildlife at a local, watershed and
      provincial (if applicable) level shall be provided.

3.2.3   In the case of NHS-A the EIS must demonstrate that there is no development or
        site alteration within the feature or negative impacts. The EIS must determine
        appropriate buffers from NHS-A features through the identification of critical
        function and protection zones.

3.2.4   In the case of NHS-B features, the EIS must demonstrate no net negative impacts
        on the natural features or ecological functions, which may involve the
        identification of buffers from NHS-B features and other mitigation measures.

3.2.5 A description of the natural features proposed for removal shall be provided. The
      quantity of removal shall also be included.

3.2.6   An assessment of the potential impact on the Natural Heritage System, including
        any Linkages areas that have been identified.


3.3     Recommendations and Mitigation Measures

3.3.1   Avoidance of any NHS feature, regardless of its assigned level, is the preferred
        approach to mitigation. In the case of NHS-A features, avoidance is required.

3.3.2   Determine adequate buffers through the identification of the critical function and
        protection zones of the NHS.

3.3.3   Where avoidance of a feature is not feasible or possible, mitigation
        approaches/techniques must be provided. These may include edge management
        plans, buffer plantings, fencing, etc.

3.3.4 In cases where a Linkage area has been identified on a property, the EIS must
      demonstrate how it will be integrated into the proposed development plan.
3.3.4   Recommendations for Best Management Practices during construction should be
        provided. This may include silt fencing, tree protection, fencing, identification of
        timing or seasonal constraints to construction or restoration, etc.

3.3.5   Mitigation for negative impacts on the natural features or their ecological
        functions (or to achieve no net negative impact) may include, at the discretion of
        the Town in conjunction with the LSRCA, approaches to replace lost areas or
        functions.

3.3.6   If acceptable, replacement shall, to the extent possible, occur within the same
        subwatershed as the proposed development or site alteration.

3.3.7   The appropriate amount of replacement will be determined through discussions
        with the Authority and the Town and will be agreed to by all parties in writing.

3.3.8   If monitoring is required, the details of a monitoring program must be agreed to in
        writing by the Town, LSRCA and other parties.


3.4     Conclusions

The EIS must demonstrate the following:

3.4.1   No development or site alteration within NHS-A features.

3.4.2   No net negative impacts to NHS-B features.

3.4.3   How NHS-C supporting features have been addressed.

3.4.4   Conformity with the policies and requirements of the Official Plan(s).

3.4.5 Conformity with the policies and requirements of other applicable planning
      documents (i.e., ORMCP, Greenbelt Plan, etc).

3.4.6   Conformity with the requirements of the LSRCA’s Watershed Development
        Policies
             APPENDIX 2


Schedule 3 (Severely Toxic Contaminants)
    to Regulation 347 of the Revised
       Regulations of Ontario, 199
                                                                      SCHEDULE 3
                                                             SEVERELY TOXIC CONTAMINANTS


Severely Toxic Contaminants                                                     Regulated Constituent                               Land Disposal Treatment Requirements
                                                                                                                                    Aqueous Waste                Non-aqueous
                                                                                                                                                                 Waste
Column 1                                Column 2     Column 3                   Column 4                                 Column 5   Column 6                     Column 7
Haz. Waste Number1                      CAS          Contaminant                Generic Name or other description        CAS        Concentration3 (mg/L)        Concentration4
                                        Number2                                                                          Number2                                 (mg/kg)
S001                                    1402-68-2    Aflatoxin                  NA                                       NA         NA                           NA
S002                                    1746-01-6    2,3,7,8-                   TCDDs (All Tetrachlorodibenzo-p-dioxins) 41903-57-5 0.000063                     0.001
                                                     Tetrachlorodibenzo-p-
                                                     dioxin
S003                                    40321-76-4   1,2,3,7,8-                 PeCDDs (All Pentachlorodibenzo-p-       36088-22-9 0.000063                      0.001
                                                     Pentachlorodibenzo-p-      dioxins)
                                                     dioxin
S004                                    39227-28-6   1,2,3,4,7,8-               HxCDDs (All Hexachlorodibenzo-p-        34465-46-8 0.000063                      0.001
                                                     Hexachlorodibenzo-p-       dioxins)
                                                     dioxin
S005                                    57653-85-7   1,2,3,6,7,8-               HxCDDs (All Hexachlorodibenzo-p-        34465-46-8 0.000063                      0.001
                                                     Hexachlorodibenzo-p-       dioxins)
                                                     dioxin
S006                                    19408-74-3   1,2,3,7,8,9-               HxCDDs (All Hexachlorodibenzo-p-        34465-46-8 0.000063                      0.001
                                                     Hexachlorodibenzo-p-       dioxins)
                                                     dioxin
S007                                    51207-31-9   2,3,7,8-                   TCDFs (All Tetrachlorodibenzofurans)    55722-27-5 0.000063                      0.001
                                                     Tetrachlorodibenzo furan
Notes to Schedule 3:
1
  Haz. Waste Number means Hazardous Waste Number. These numbers are consistent with United States Environmental Protection Agency Hazardous Waste Numbers.
If there is no United States Environmental Protection Agency Hazardous Waste Number for a waste, the Hazardous Waste Number is assigned to the waste by the Ontario
Ministry of the Environment.
2
 CAS Number means the Chemical Abstracts Service Registry Number. When the waste or a regulated constituent is described as a combination of a chemical with its
salts or esters, the CAS number is given for the parent compound only.
3
    Concentration requirements for aqueous wastes are based on analysis of composite samples.
4
    Concentration requirements for non-aqueous wastes are based on analysis of grab samples.
          APPENDIX 3


Sustainable Development Evaluation
    System (under development)
          APPENDIX 4


Queensville Natural Heritage System
       (under development)

				
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