TOWN OF AJAX OFFICIAL PLAN PROLOGUE AJAX CELEBRATES ITS PAST, IS PROUD OF WHAT IT IS TODAY, AND EMBRACES THE FUTURE WITH CONFIDENCE

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1 TOWN OF AJAX OFFICIAL PLAN PROLOGUE AJAX CELEBRATES ITS PAST, IS PROUD OF WHAT IT IS TODAY, AND EMBRACES THE FUTURE WITH CONFIDENCE Historical Context The Town of Ajax is named after a war ship, the H.M.S. Ajax. During the early days of the Second World War, in December of 1939, the H.M.S. Ajax, together with the H.M.S. Achilles and the H.M.S. Exeter, won an important naval victory in the famous Battle of the River Plate. Ajax grew into a community during the Second World War as a result of the war-related munitions plant, Defence Industries Limited, being built in the area, south of what is now Highway 401. The plant and its associated facilities were significant in size and the rapid influx of plant employees quickly led to the establishment of a community. By the time the War ended, a settlement had emerged. The residents of this new community needed a name for their new town, and a contest was held for that purpose. The name Ajax was chosen in recognition of the heroic actions of the H.M.S. Ajax at the Battle of the River Plate. Today, most of the Town s streets have been named after the ship s veterans. The Town experienced rapid expansion in the 1980 s and again in the late 1990 s. Today, Ajax by the Lake is a diverse, vibrant, growing community within the Greater Toronto Area. The Town respects and values human diversity, and acknowledges the social, cultural and economic contributions of all groups. Political and Geographic Context The Town of Ajax became part of the Regional Municipality of Durham on January 1, The Town comprises a land area of approximately 69 square kilometres (26 square miles or 16,650 acres) and is located in the southwesterly portion of the Region. In 2000, Ajax is home to approximately 70,000 residents. In land area, Ajax is the smallest of the Region s eight area municipalities, but in terms of population, it is similar in size to the Region s other lakeshore municipalities, such as the City of Pickering, the Town of Whitby and the Municipality of Clarington. Planning Context In 1978, the Town approved a District Plan to serve as the Official Plan for the municipality. The District Plan divided the Town into a number of Communities named numerically as A1 through to A9. By 2000, Community Plans, also known as Secondary Plans, had been prepared for all but the A9 Community. Approximately 60 amendments to the District Plan were approved over the years. In many respects, this new Official Plan is largely a consolidation of the District Plan, the approved Community Plans and the various amendments thereto, with the addition of more comprehensive environmental, urban design and economic development policies. This Official Plan is intended to serve as the basis for managing development and change within the Town of Ajax over the next 20-year period. The population target for the Town to the year 2021 is approximately 120,000 persons, as set out in the Durham Regional Official Plan, which was December 31, 2009 Page 1

2 approved in Sufficient land is available within the Town s Urban Area Boundary to accommodate this population target and no expansion to the Urban Area Boundary is contemplated during the life of the Plan. It is a requirement of the Planning Act, the legislation that guides land use planning in Ontario, that local area municipal plans are to conform to the upper-tier Regional Official Plans. Accordingly, the Town of Ajax Official Plan must be read in conjunction with the Durham Regional Official Plan. In the event of a conflict between the Durham Regional Official Plan and the Town of Ajax Official Plan, the Planning Act specifies that the Regional Official Plan prevails to the extent of such conflict, but in all other respects, the Town of Ajax Official Plan continues in full force and effect. It is intended that the Town of Ajax Official Plan will be subject to continuing review and will be modified by amendment, as required, in order to conform to further changes to the Durham Regional Official Plan, and as may be appropriate to reflect the changing needs of the community. Future Growth To achieve the established population target within the Town s Urban Area Boundary of 120,000 by the year 2021, it is expected that Ajax will grow by approximately 50,000 persons over the next twenty years. A population of 120,000 represents the capacity population of the Town. Expressed in terms of dwelling units, it is estimated that approximately 17,000 new residential dwelling units will be added to the Town during this period. Population and housing allocations are provided within Table 1, as follows (and refer to the Key Map on page 3): Table 1: Ajax Official Plan Urban Area Unit and Population Yields by Location Low Density Residential Medium Density Residential High Density Residential Total Units Population Units Population Units Population Units Population 1. Built up Area South of Highway ,820 2,300 6,325 3,000 7,650 10,500 28, New Development Area South of Highway 401 (east of Pickering Beach Road) 4,300 12, , ,225 14, Built up Area North of Highway ,800 30,780 2,700 7,425 1,500 3,825 15,000 42, New Development Area North of Highway 401 (north of Rossland Road and lands east of Carruthers Creek) 6,750 19,240 3,200 8, ,040 10,750 30, Future Development Area (north of Rossland Road, west of Duffins Creek) 1,500 4, ,500 4,275 Total 28,550 81,365 8,850 24,340 5,575 14,215 42, ,920 Figures are based on the following factors: Low Density Residential 2.85 persons per unit Medium Density Residential 2.75 persons per unit High Density Residential 2.55 persons per unit The north-central and northeasterly portions of the Town inside the Urban Area Boundary will be the most significant greenfield growth areas in the future in terms of numbers. The former A6 Area and the former A8 Area have each been planned to accommodate over 5,000 and 6,000 new dwelling units respectively. December 31, 2009 Page 2

3 The southeasterly portion of the Town, within the former A3 Area, will be another significant greenfield growth area, with over 3,000 new dwelling units planned over the next twenty years. It is expected that the development of these lands will occur steadily over the planning period. The northwesterly portion of the Town is designated Living Area in the Durham Regional Official Plan. However, detailed local planning for this area has not yet taken place. A preliminary estimate would suggest that approximately 1,500 new dwelling units can be accommodated within this area. The remaining areas of the Town are substantially built-out and future residential development within these areas will take place by some form of residential intensification. The Town s intensification targets are reflected in Table 1 and meet the intensification policies of the Durham Regional Official Plan. The policies of the Town s new Official Plan require the preparation of an Annual Housing Report to ensure that housing production is properly monitored, and an annual Development Staging Report to ensure that development occurs in a fiscally sound manner that does not place an undue financial burden on existing taxpayers. Managed growth in an efficient and economically responsible manner is a fundamental principle of this Plan. The Town s rural area contains a population of approximately 1,000 persons, and this figure is not expected to change significantly during the life of this Plan. With regard to employment growth, the number of jobs in Ajax at the time of the adoption of this Plan was approximately 20,000, representing approximately 1 job for every 3.5 Ajax residents. The Town s employment target in this Official Plan is 1 job for every 2.0 Ajax residents. The majority of the Town s existing employment positions are located south of Highway 401, while the majority of the Town s future employment growth will occur north of Kingston Road, centered along Salem Road, and also east of Salem Road, generally between Bayly Street and Kerrison Drive. The policies of this Plan require the preparation of an annual Employment Report to monitor the Town s progress in achieving its employment objectives. The provision of employment opportunities for the Town s residents is a fundamental principle of this Plan. December 31, 2009 Page 3

4 1.0 INTRODUCTION 1.1 PURPOSE OF THE OFFICIAL PLAN The Official Plan is one of a series of policies, guidelines and regulations that direct the actions of the Town and shapes growth and development. The Official Plan establishes the context for the future urban structure of the Town and, as such, will serve as the basis for managing change over the next twenty-five years. All citizens of the Town of Ajax benefit from the proper management of the environment, which is based on sound community principles and appropriate, responsible development policies. The community believes that managed, sustainable growth is necessary to ensure the preservation of natural heritage features, create residential and employment opportunities, provide quality services and infrastructure, and maintain fiscal responsibility. 1.2 PRINCIPLES It is anticipated that Ajax will accommodate approximately 124,000 residents and 49,600 jobs (based on the interim objective to accommodate 1 job for every 2.5 residents) by the year Sufficient land to accommodate that population target is contained within the Urban Area Boundary as depicted on Schedule A. This Official Plan designates sufficient land to meet the Town s long-term growth requirements, while ensuring the maintenance of a permanent rural area. 1 The population and employment forecasts of 124,000 persons/49,600 jobs and the resulting Urban Area Boundary is based on assumptions regarding household size and the density of development. Notwithstanding the eventual household size or density of the residential or employment areas, the Town will not amend its Urban Area Boundary in the future. This Official Plan designates sufficient land to accommodate the Town s long-term growth requirements. 2 As the Official Plan is based on growth to a finite limit in terms of land area, sufficient land has been set aside to ensure a balance between employment, commercial and housing to ensure that Ajax is a financially viable, balanced and complete municipality. In addition, the Town recognizes that ongoing development intensification within the existing Urban Area Boundary will be required to accommodate projected growth. The Official Plan is based on the following fundamental principles: i) The Town will protect and enhance the natural heritage system, of which the Lake Ontario Waterfront and river corridors are particularly unique and valued features. Ajax will promote: - the protection and enhancement of significant natural heritage features and their functions, and significant environmental resources; - the protection of natural heritage linkages of the features within areas of the Town and to natural areas outside the Town; and, 1 Deferral No.1 Entire paragraph deferred by the Region of Durham pending approval of Amendment No. 114 to the Durham Regional Official Plan and conformity with the Provincial Growth Plan for the Greater Golden Horseshoe. 2 Deferral No. 1 Entire paragraph deferred by the Region of Durham pending approval of Amendment No. 114 to the Durham Regional Official Plan and conformity with the Provincial Growth Plan for the Greater Golden Horseshoe. December 31, 2009 Page 4

5 - the consideration of environmental impacts during the review of development applications. ii) The Town recognizes the benefits and opportunities provided by growth and will ensure growth is well managed and sustainable. Ajax will promote: - sustainable economic prosperity on the basis of a positive business environment and diversified economic base. iii) The Town will ensure that residential areas are balanced, attractive, accessible and safe. Ajax will promote: - the proper management of existing residential areas; - a wide range and mix of housing opportunities, including innovative forms of housing; - the establishment and maintenance of an adequate supply of serviced land for residential land uses within the existing Urban Area Boundary; - compatible development, including residential intensification initiatives, that are sensitive to the character and context of its surroundings; - residential areas that include a range of recreational, educational and commercial facilities; and, - the achievement of a safe and attractive urban environment through good urban design and landscaping standards. iv) The Town will ensure that development is designed to be sustainable, transitsupportive, pedestrian-oriented, and accessible to persons with disabilities. Ajax will promote: - green technologies and alternative/renewable energy sources; - residential intensification in mixed use areas serviced by public transit; - pedestrian access between residential uses and public transportation in the Downtown; - trails, bicycle lanes and other active transportation infrastructure that will link communities and provide travel alternatives; and, - building design that improves access and mobility for individuals with special needs and disabilities. v) The Town will plan for a wide range of employment opportunities. Ajax will: - designate employment lands within the existing Urban Area Boundary; and, - protect that designated employment land supply from conversion to other uses. December 31, 2009 Page 5

6 vi) The Town will provide opportunities for employment, shopping, and mixed use development in Central Areas. Ajax will promote: - the Downtown Central Area, the Uptown Central Area, and the Village Central Area as the primary retail commercial districts; and, - intensive mixed use development along arterial roads in conjunction with transit facilities. vii) The Town will enhance the Downtown Central Area as a unique area within the Town. Ajax will promote: - the Downtown Central Area as a compact, urban, intensive, mixed use, pedestrian-oriented, transit-supportive centre, including cultural, administrative, commercial, entertainment and residential uses. viii) The Town will protect and enhance the important components of the Town s cultural heritage. Ajax will promote: - the preservation and adaptive reuse of architecturally and/or historically significant buildings; and, - the proper management of archaeological resources during the development process. ix) The Town will provide opportunities for cultural arts and recreation. Ajax will promote: - improved and expanded cultural arts and recreational spaces and facilities to accommodate the needs of a diverse and growing population, including the (re)development and repurposing of facilities in the Village Central Area that will serve as a primary arts and cultural hub for the Town; and, - public open space areas and linkages as significant components of the natural heritage system. x) The Town will reinforce its existing Urban Area Boundary and maintain the adjacent rural area. Ajax will promote: - the appropriate accommodation of projected population growth and economic activity primarily within the existing Urban Area Boundary; - the protection of the remaining rural area for agricultural uses and for other uses that are compatible with the character of the rural area and the adjacent urban area; - the concepts of a compact urban form, the preservation of agricultural land and the efficient use of infrastructure; and, - the intensification of residential, commercial and employment areas. xi) The Town will manage growth by ensuring that infrastructure, services and community facilities are provided in an efficient and economically responsible manner. Ajax will promote: December 31, 2009 Page 6

7 - development in concert with planned improvements to infrastructure, services and community facilities; and, - the establishment of an efficient, multi-modal transportation system, including public transit. December 31, 2009 Page 7

8 2.0 LAND USE PLAN 2. INTRODUCTION Intent It is the intent of the Town to create a balance of jobs and housing within Ajax. The Town will contain a mix of land uses, providing housing and employment opportunities, as well as retain open space, recreational and community facilities. The Official Plan establishes a variety of land use designations and related policies that will guide development within Ajax Land Use Categories a) The Official Plan groups the various land use designations under the following broad categories as depicted on Schedule A : i) Greenlands Framework: - Environmental Protection; and, - Open Space. ii) Residential Areas: - Low Density Residential; - Medium Density Residential; - High Density Residential; and, - Future Urban Development. iii) Mixed Use Areas: - Downtown Central Area; - Uptown Central Area; - Village Central Area; - Local Central Area; and, - Mixed Commercial Corridor. iv) Employment Areas: - Prestige Employment; and, - General Employment. v) Rural Areas: - Rural. b) In addition to the land use designations of this Plan, the following land uses are identified symbolically on Schedule A. Policies related to these uses are also contained within this Plan: - Neighbourhood Parks; - Community Parks; - Town-wide Parks; - Elementary Schools; December 31, 2009 Page 8

9 - Secondary Schools; - The Secondary School Multi-Use Campus; - Community Improvement Areas; - Former Landfill Sites; and, - the Water Supply Plant. c) Schedule A also identifies an Employment Policy Area which is to be the subject of further study as set out by the policies of this Plan. d) Schedule B, Greenlands Framework, identifies the Environmental Protection designation and the Environmental Resources Overlay and the various types of environmental features. e) Schedule C, Transportation, reflects the planned transportation system for the Town. f) Schedule D, Special Policy Area, identifies the lands that are subject to the policies contained in Section 5.5 of the Official Plan. g) Schedule E, Downtown Central Area Land Use, identifies the land use designations for the Downtown Central Area. h) Schedule F, Uptown Central Area Land Use, identifies the land use designations for the Uptown Central Area. i) The limits of the Town Boundary and the Urban Area Boundary as shown on the Schedules to this Plan are fixed and are not open to interpretation. 2.2 GREENLANDS FRAMEWORK Goal and Objectives It is a goal of the Official Plan to establish an ecosystem-based approach to planning and development, with the achievement of sustainable development and linked greenspace as primary long-term objectives. The Official Plan provides a two-level framework for protecting, restoring and linking the natural features and their functions in the Town to achieve a healthy natural environment and ecological diversity. The two-level framework includes the Environmental Protection designation and the Environmental Resources Overlay. The policies of this Plan are designed to address cumulative impacts by promoting comprehensive planning for natural areas and watersheds. The Greenlands Framework is based on the belief that the quality of life in Ajax will be enhanced by the establishment and maintenance of a network that links environmental resources and recreational areas both within and beyond the boundaries of the Town. The objectives of the Town are to: a) Work in partnership with other agencies and landowners to establish a comprehensive and unified approach to the securement, implementation, maintenance and enhancement of the Greenlands Framework; b) Incorporate the concept of sustainability into all facets of municipal infrastructure development and land use planning decisions; December 31, 2009 Page 9

10 c) Establish, over time, an interpretive trail system comprising linked and interconnected environmental and recreational features; d) Provide accessible and visible public parks that have a clear functional relationship to the residents they are intended to serve; e) Secure, over time, lands included in the Greenlands Framework, whenever feasible and appropriate; f) Protect existing significant natural heritage systems and their functions as identified on Schedules A and B, and identify and implement appropriate management and stewardship techniques and enhance and expand the natural heritage system to achieve a net environmental gain; g) Establish a set of environmental design guidelines that will encourage development that is compatible with and protects, integrates and improves all the Town s natural heritage systems and recreational resources; and, h) Promote a clean, green, accessible, connected Lake Ontario Waterfront and provide diverse recreational opportunities Environmental Protection Designation a) It is the intent of the Environmental Protection designation to preserve areas that are environmentally significant or are sensitive to some forms of development for biological and ecological reasons. It is also the intent of this designation to protect human life and reduce the potential for property damage by controlling development on those lands that are affected by natural hazards (i.e. flooding, erosion, and slope instability) and, as a result, are physically unsuitable or hazardous for development. In combination, the areas designated Environmental Protection are considered the primary environmental and natural resources of the Town. These sites constitute the core areas of the Town s natural heritage system and include: - Valley and Stream Corridor System; - Ministry of Natural Resources evaluated wetlands; - Wetlands; - Other Significant Natural Features, including woodlands, wildlife habitat, fish habitat and portions of the habitat of endangered and threatened species; - Environmentally Significant Areas (ESA s) identified by the Toronto and Region Conservation Authority or the Central Lake Ontario Conservation Authority; - Areas of Natural and Scientific Interest (ANSI s); - Endangered and Threatened Species; - Lake Iroquois Shoreline; - Lake Ontario Waterfront; December 31, 2009 Page 10

11 - Warm Water Streams; - Cold Water Streams; and, - Intermittent Cold Water Streams. b) The Town will not permit development on lands adjacent to the Environmental Protection designation that may be detrimental to the ecological integrity of the feature within the Environmental Protection designation. As such, when development is proposed within 120 metres of an evaluated wetland as identified on Schedule B, or within 50 metres of any other feature/area designated Environmental Protection on Schedule B, an Environmental Impact Study shall be required to accompany the development application. c) Buffer Areas, adjacent to the identified natural features to maintain the function of the feature, shall be designated as part of the Environmental Protection area. It is the intent of the Town to secure these buffers in public ownership. d) The Buffer Areas will be determined by the Town, in consultation with the Conservation Authority and any appropriate public environmental agencies, based on the recommendations of an Environmental Impact Study, which will provide adequate protection to the environmental features and functions. e) For small, in-fill type situations where the Town, in consultation with the Conservation Authority and other appropriate agencies, determines a development proposal will not require an Environmental Impact Study, Buffer Areas will be determined by the Town, in consultation with the Conservation Authority and any appropriate public environmental agencies, as one or more of the following provisions, whichever is greater: - 5 metres from the dripline of a woodlot; - 10 metres from the stable top-of-bank, or the projected stable top-of-bank; - 10 metres from the regulatory floodline; - 15 metres from the edge of the bank of the warm water stream as identified on Schedule B ; or, - 30 metres from the edge of the bank of the cold water stream as identified on Schedule B. f) Buffer Areas shall not form part of a lot to be used for development. g) Lands designated Environmental Protection are intended for preservation and conservation. As such, the uses permitted within the Environmental Protection designation shall be limited to conservation, wildlife management and, where appropriate, a trail system. h) Buildings and structures shall not be permitted within the Environmental Protection designation, except where such buildings or structures are accessory to a public use and considered necessary for flood or erosion control and/or are for conservation purposes. December 31, 2009 Page 11

12 i) The required Environmental Impact Study shall be prepared, at the expense of the proponent, by a qualified professional, to the satisfaction of the Town, in consultation with the Region, the Conservation Authority and any other agency or interest group deemed appropriate by Council. The requirements for an Environmental Impact Study are contained in Section 5.2 of this Plan. j) The Lake Iroquois Shoreline is a prominent landform. The implementing Zoning Bylaw or development permit by-law will ensure that no buildings or structures such as communication towers will detract from the prominence of this feature. k) The boundaries of the Environmental Protection designation on Schedule A or B are considered approximate and may be adjusted as more precise information is acquired through the preparation of an Environmental Impact Study and through the development review process. Minor adjustments to the designation boundaries will not require an Official Plan Amendment. l) Where land designated Environmental Protection is under private ownership, the Official Plan does not intend that this land will necessarily remain in private ownership indefinitely, nor shall it be construed as implying that such areas are free and open to the general public. m) Lands designated Environmental Protection, including associated Buffer Areas, may be secured by a Conservation Authority or the Town during the development approval process, using any or all of the property securement options identified in the Official Plan Environmental Resources Overlay a) Lands identified as Environmental Resources Overlay on Schedule B constitute a secondary tier of significant natural heritage features that complement sites designated as Environmental Protection. The Environmental Resources Overlay includes woodlands and other supporting natural areas as shown on Schedule B. b) The Town encourages, where appropriate, the preservation and enhancement of these areas while permitting compatible forms of development to occur, in conformity with the policies of the underlying designation shown on Schedule A. c) The development of lands within the Environmental Resources Overlay shall be considered by the Town after an Environmental Review Study has been carried out by a qualified professional, at the expense of the proponent, to the satisfaction of the Town in consultation with the Conservation Authority. The requirements for an Environmental Review Study are contained in Section 5.3 of this Plan. d) If lands identified within the Environmental Resources Overlay can be incorporated into the design of the development and are to remain undeveloped, the Town encourages their securement using the property securement options identified in the Official Plan where feasible and appropriate. However, where public securement is not possible or appropriate, the lands may remain in private ownership. In these instances, the Town encourages the implementation of a variety of techniques that can ensure the long-term protection of these resources including stewardship programs and agreements, conservation easements and/or restrictive covenants. December 31, 2009 Page 12

13 e) Where land identified within the Environmental Resources Overlay is under private ownership, the Official Plan does not intend that this land will necessarily remain in private ownership indefinitely, nor shall it be construed as implying that such areas are free and open to the general public. f) The boundaries of the Environmental Resources Overlay are considered approximate and may be adjusted or deleted as more precise information is acquired, without the need for an Official Plan Amendment. g) The Town recognizes that information may come forward from time to time that may warrant changing the lands identified within the Environmental Resources Overlay to Environmental Protection. Such a change will be done by amendment to this Plan Protection of Lake Ontario and Water Resources Ajax shares the Great Lake Basin with over twenty-five million other people. Our collective future relies on a healthy Great Lakes ecosystem that sustains a quality of life unlike any other in the world. Ajax endorses the efforts of the International Joint Commission to improve the quality of Lake Ontario and the other upstream Great Lakes under the authority of the Canada U.S. Great Lakes Water Quality Agreement. Ajax recognizes that it has a role to play in meeting international water quality objectives. It is recognized that land use planning and human activities have a direct impact on water quality that, in turn, affects the ecosystem, human health, the local economy and ultimately the quality of life in the Town. It shall be the policy of the Town to protect surface water, the function of sensitive groundwater recharge and discharge areas, aquifers, headwaters and Lake Ontario, which is the source of the Town s drinking water. a) It is the policy of the Town of Ajax that all waters entering Lake Ontario from watercourses, storm sewers, sanitary services and runoff shall be of sufficient quality to support summer-long recreational swimming in Lake Ontario. b) The Town supports the concept of zero discharge of persistent toxic substances into the ecosystem. Ajax will carefully plan land uses that have the potential to emit toxins. Ajax will carefully minimize the use of pesticides and herbicides. c) Ajax shall promote the conservation of the municipal water supply through public education, the use of drought-resistant ground covers, and mandatory water conservation programs. d) Stormwater quality and erosion control measures will be undertaken for all public and private development activities to protect Lake Ontario and valued surface water and groundwater resources. e) Ajax endorses watershed and sub-watershed planning studies to inform decisionmaking concerning matters affecting vital water resources that sustain life. f) Ajax encourages private development and public works that maintain and/or enhance fish and wildlife habitat. December 31, 2009 Page 13

14 g) The significant natural heritage features within the Duffins Creek and Carruthers Creek Watersheds are designated as Environmental Protection, which includes Valley (Hazard) Systems, Evaluated Wetlands, Wetlands and Other Significant Natural Heritage Features (ESA s and ANSI s). In addition, there are significant woodlands and other supporting natural areas. Facilities and activities within the Duffins and Carruthers Creek watersheds will reflect a community vision for these environmentally sensitive areas - a vision defined through a Council-endorsed Watershed Plan that provides direction on the following items: - a summary of the watersheds condition which identifies the issues to be addressed and the opportunities that exist; - a vision for the future, a management philosophy, and a framework of management strategies including watershed management goals, objectives and required actions; - strategies for protecting, regenerating and enhancing existing natural areas, diversifying flora and fauna in non-natural areas and encouraging strong linkages; - a conceptual master plan that delineates public land-uses, provides direction for re-vegetation programs, environmental education programs and community stewardship; and, - linkages with the Lake Ontario Waterfront trail, the Trans Canada trail and other Ajax trail systems. The Ten Integral Management Actions as stated in the Watershed Plan for the Duffins and Carruthers Creek are as follows: i) Protect existing meadows, wetlands and forests identified in the enhanced terrestrial natural heritage system, and secure lands to be restored; ii) iii) iv) Actively restore areas within the enhanced natural heritage system, which contribute multiple watershed benefits, and allow passive restoration to occur in the remaining areas; Provide stormwater quantity and quality controls for new and existing development, including transportation corridors; Manage land uses and water withdrawals to maintain or enhance infiltration patterns, groundwater pathways, and resultant baseflows; v) Eliminate the remaining point source pollution (i.e., Stouffville Water Pollution Control Plant) and manage non-point sources of pollution, in particular, stormwater runoff and infiltration from urban land uses, transportation corridors, and rural contributions; vi) Enforce stringent erosion and sediment controls for construction and infrastructure maintenance activities; December 31, 2009 Page 14

15 vii) viii) ix) Protect and restore natural streams and stream processes by managing runoff and sediment loss at source, protecting valley and stream corridors, and naturalizing altered streams; Remove and/or mitigate human-built barriers to fish passage and sediment transport, including on-line ponds, where recommended by the Fisheries Management Plan; Maintain self-sustaining, resident/migratory fish and wildlife populations as barometers of a healthy natural system; and, x) Identify and raise awareness of past and present human influences on the watershed and the strong link between human heritage, watershed recreation, and human and environmental health Open Space Designation and Parks a) It is the intent of the Town to develop an integrated system of Parkettes, Neighbourhood Parks, Community Parks, Town-wide Parks and Open Space lands at a standard of 3.18 hectares per 1,000 people to enhance the quality of life for the Town s residents. It also is intended that, to the greatest extent possible, the Open Space designation and the Town s Parks shall contain continuous walkways for pedestrians and a system of multi-purpose trails, provided the ecological integrity of the area is maintained. These pedestrian and bicycle systems shall be designed to link residential neighbourhoods to parks, schools, recreation and shopping facilities and to transit stops. It is the intent of the Town to work with the Conservation Authority to ensure that the Town-wide trails network is connected to an enhanced trail network within the Greenwood Conservation Area. b) Where lands have been designated as Open Space or have been identified symbolically on Schedule A as a Neighbourhood Park, a Community Park, or a Town-wide Park, the predominant use of the lands shall be for environmental conservation and/or for recreational purposes. Community facilities, infrastructure, and utilities may also be permitted in the Open Space designation or within a Neighbourhood Park, a Community Park and a Town-wide Park provided the ecological integrity of the area is maintained and provided it is of a type and scale that is compatible with the Open Space land or park and its surroundings. Limited small-scale retail uses may be permitted in conjunction with the above uses provided the general intent of these Open Space and Parks policies are maintained. The Town shall, in the implementing Zoning By-law, ensure that any permitted retail uses are directly related to the use of the park and are small in scale. Auto-oriented retail uses, including gas stations, or any retail use with a drive-through facility, shall be specifically prohibited within the Open Space designation or in Parks. c) Buildings and structures accessory to the permitted uses may also be located in the Open Space designation and in Parks. d) Schedule A identifies symbolically existing and planned but unbuilt, Neighbourhood Parks, Community Parks and Town-wide Parks. The actual location, size and configuration of all planned parks shall be determined during the preparation of plans of subdivision/condominium. December 31, 2009 Page 15

16 e) Lands designated Open Space and Parks shall be secured, where possible, by the Town using one or more of the securement options identified in this Official Plan. f) All Parkettes, Neighbourhood Parks, Community Parks and Town-wide Parks that conform with the policies of the Official Plan to the satisfaction of the Town shall be accepted as part of the parkland dedication under the Planning Act. It is the intent of this Official Plan to promote significant urban intensification in specific areas in the Town. In recognition of the direct relationship between the density of development and the need for parkland, the Town may utilize, for medium and high density residential development, a standard of one hectare of parkland per 300 dwelling units to determine parkland dedication. Further, in identified areas for urban intensification, the Town may accept cash-in-lieu of parkland and utilize the funds to enhance the supply of public parkland elsewhere within the Town. g) Development approvals shall ensure that parks, recreational equipment and Community Facilities will not have a negative impact on the enjoyment and privacy of neighbouring residential properties, and that adequate access and parking facilities are available on the park property. h) Parks may be designed to include stormwater management facilities, and the portion of the park designed for stormwater detention shall not be accepted as part of the parkland dedication under the Planning Act. i) Every park shall have adequate frontage on one or more public roads, commensurate with the size and location of the park. Subdivision design shall ensure that all parks are easily accessible from the residential areas served and visible from streets. j) Wherever possible, the Town in co-operation with the School Boards shall ensure that a Community or a Neighbourhood Park is located adjacent to a school. k) Development applications which include open space, a Parkette, a Neighbourhood Park, a Community Park or a component of the trails network are required to have a park/trails concept plan filed with the Town prior to subdivision approval. Such concept plans are to be prepared by the developer s landscape architect, in consultation with the Town, and shall include preliminary cost estimates, design details regarding grading and drainage, landscape plantings, and the location of any buildings, structures and facilities for all such open space, trails and park blocks within the area of the application. The Town shall ensure that the development of all the open space features (parks and trails) in proximity to new residential dwelling units shall be substantially complete, to the satisfaction of the Town, in accordance with site-specific conditions of Draft Plan Approval and/or a Subdivision Agreement and/or a Development Agreement. l) The Town s standards for Parkettes, Neighbourhood Parks, Community Parks and Town-wide Parks outside of the Downtown Central Area are contained in Section 5.4 of this Plan. For Open Space Areas and park features within the Downtown Central Area, the Town s standards are contained throughout Section and, more specifically, in Section of this Plan. m) The Town-wide park at the southeast corner of Taunton Road and Audley Road, known as The Sportsplex, may be permitted to develop on the basis of full municipal services. December 31, 2009 Page 16

17 n) Trails shall provide both a recreational and a functional purpose to allow people to walk and cycle to a particular destination in a convenient and direct manner. All trails shall be designed and built to Town standards. Trails located on Regional road allowances shall be subject to the approval of the Region. o) The Lake Ontario Waterfront shall be natural, clean, green, attractive, diverse, open, accessible and connected. It is designated Environmental Protection and Open Space. Facilities and activities on the Lake Ontario Waterfront will reflect the community vision, as expressed through the Council-adopted Waterfront Management Plan, and in conformity with the following principles: - Natural - an environment-first approach shall be taken to all Waterfront development and activities, including respect for the local natural ecosystem and an emphasis on indigenous species. Natural habitats shall create continuous linkages among Duffins Creek, Carruthers Creek and Lynde Creek watershed systems; - Green - Waterfront landscapes shall form a green corridor, including protected natural areas, meadows, trees/shrubs, gardens and mown areas for recreation; - Clean the Waterfront shall be litter-free and well maintained. Waste reduction and recycling shall be required. Air and water quality shall be improved and protected to minimize any potential risks to human health or wildlife; - Attractive the Waterfront shall make a positive contribution to the image of the Town of Ajax and the quality of life for its residents through excellence in the design and management of facilities and landscapes; - Diverse the Waterfront shall be a place of diversity, including diverse flora and fauna, different landscape characters and a range of human activities; - Open the Waterfront shall include wide, open space presenting significant views and vistas of Lake Ontario, Waterfront parklands and natural areas; - Accessible the Waterfront shall welcome everyone, including those with special needs. There shall be many opportunities for access from Ajax neighbourhoods and business areas, not only by car but also by pedestrian/bicycle routes and public transit; and, - Connected the Waterfront shall be connected to other natural/wildlife corridors and to recreational trails, such as the Lake Ontario Waterfront Trail, the Trans Canada Trail and Ajax Bicycle Trail system. The Waterfront shall also provide connections to natural/cultural heritage features through signage, public art and educational programs. 2.3 RESIDENTIAL AREAS Goals and Objectives Much of the character of Ajax is based on the form and structure of its residential areas. As a result, it is a goal of the Town to maintain and improve its residential areas as diverse, safe December 31, 2009 Page 17

18 and attractive living environments for existing and future residents. In addition, it is a goal of the Town to promote urban intensification in appropriately designated residential and residential mixed use areas to broaden the range and mix of housing types, and to improve opportunities for more affordable forms of housing. This Official Plan designates sufficient land to meet the Town s long-term housing needs within its Urban Area Boundary. The Town will also encourage, through educational and/or incentive programs, the production of forms of housing that are innovative and/or incorporate green building technologies. The Town s objectives are to: a) Ensure that residential areas permit a variety of complementary and compatible land uses including special needs housing, community facilities, schools, small-scale commercial centres and open spaces. b) Maintain and enhance the character and identity of existing residential areas. c) Ensure that the necessary infrastructure, services, community facilities, and utilities required to serve the needs of the local residents are planned or are in place prior to, or coincident with, development. d) Provide locations for community facilities and schools that are safe, visible and accessible to residents. e) Establish a comprehensive set of design guidelines that will ensure an urban environment that provides for safe, functional and attractive residential neighbourhoods. f) Encourage residential intensification and more intensive uses and a compact urban form along arterial roads. g) Support the Durham Region Non-Profit Housing Corporation and the Ajax Municipal Housing Corporation in providing assisted housing. h) Strive to achieve a minimum affordable housing target of 25% for low and moderate income households Housing Report The Town shall, from time to time, prepare a Housing Report that may include the following; - an assessment of the total number of new dwelling units built by type and tenure; - a summary of the average housing prices and rents by housing type; - an inventory of the production of special needs housing; and, - an inventory of the production of housing which is considered affordable. December 31, 2009 Page 18

19 2.3.3 Low Density Residential Designation a) Single detached dwellings, semi-detached dwellings, duplex dwellings and linked dwellings may be permitted within the Low Density Residential designation up to a maximum density of 30 units per net hectare. b) Street townhouse dwellings may also be permitted within the Low Density Residential designation provided that those housing forms are compatible with the scale and character of surrounding development. c) Accessory apartments may be permitted on lands designated Low Density Residential within all single detached and semi-detached dwellings, subject to the following criteria: - an accessory apartment will not be included in the determination of permitted densities of residential development; and, - an accessory apartment may be included in calculating requirements for onsite parking. d) A detached accessory dwelling unit may be permitted on lots within the Low Density Housing designation, subject to a site-specific implementing Zoning By-law. A detached accessory dwelling unit: - is defined as a small independent building, physically separated from the principal dwelling; - may be permitted only in association with a principal street-related, single detached dwelling; - will not be permitted on a lot at the same time that there is an occupied accessory apartment within the principal dwelling unit; - will not be conveyed separately from its associated principal street related dwelling unit; - will not be included in the determination of permitted densities of residential development; and, - may be included in calculating requirements for on-site parking. e) All dwelling units within the Low Density Residential designation shall generally not exceed a height of 3 storeys. Exceptions to the height limitation may be permitted in order to address topography and/or site grading matters, subject to appropriate integration with surrounding development. f) No direct vehicular dwelling unit access from any Type A or Type B Arterial Road shall be permitted for individual lots on lands designated Low Density Residential. Existing dwellings located on lands designated Low Density Residential shall continue to have direct access to an Arterial Road, until such time as access from an alternate road becomes available. December 31, 2009 Page 19

20 2.3.4 Medium Density Residential Designation a) Duplex dwellings, block townhouses, street townhouses, stacked townhouses, attached housing, walk-up apartments and other forms of moderately scaled housing are permitted within a density range of 30 to 75 units per net hectare. Singledetached and semi-detached dwellings are specifically not permitted within the Medium Density Residential designation. b) All dwelling units within the Medium Density Residential designation shall generally be between a minimum of 3 and a maximum of 6 storeys in height. The maximum height limit may be exceeded in order to address topography and/or site grading matters. All development applications for medium density housing shall be compatible with surrounding development. c) No individual direct vehicular dwelling unit access shall be permitted from any Arterial Road on lands designated Medium Density Residential. Existing dwellings located on lands designated Medium Density Residential shall continue to have direct access to an Arterial Road, until such time as suitable alternative access becomes available. d) The Town shall generally not support the conversion of lands designated Medium Density Residential to another use, or to Low Density Residential, unless the change has been justified, to the satisfaction of the Town, under the criteria of Sections b) and c) of the Official Plan High Density Residential Designation a) Stacked townhouses, back-to-back townhouses and apartments, and other forms of high density housing may be permitted within a density range of between 60 and 185 units per net hectare. Single-detached, semi-detached, street townhouses and block townhouses, duplex and 3, 4 and 5-plex dwellings are specifically not permitted within the High Density Residential designation. b) Dwelling units and buildings within the High Density Housing designation shall generally be between a minimum of 4 storeys and a maximum of 15 storeys, except when located within the Downtown Central Area or the Uptown Central Area designations, where building height shall be generally limited to a maximum of 25 storeys. Exceptions to the maximum height limitation may be permitted in order to address topography and/or site grading matters. c) All development applications for high density housing shall be compatible with surrounding development. d) The Town shall generally not support the conversion of lands designated High Density Residential to another use, or to Low Density Residential or Medium Density Residential, unless the change has been justified, to the satisfaction of the Town, under the criteria of Sections b) and c) of the Official Plan Residential Intensification a) In order to maximize the efficiency of existing infrastructure and housing production, Council will encourage urban intensification in appropriate locations, while maintaining the existing character of stable neighbourhoods. December 31, 2009 Page 20