Agenda - Public Planning - 20250603Town of Aurora
Council Public Planning
Meeting Revised Agenda
Date:Tuesday, June 3, 2025
Time:7 p.m.
Location:Council Chambers, Aurora Town Hall
Meetings are available to the public in person and via live stream on the Town’s YouTube channel.
To participate, please visit aurora.ca/participation.
Pages
1.Call to Order
2.Land Acknowledgement
3.Approval of the Agenda
4.Declarations of Pecuniary Interest and General Nature Thereof
5.Planning Applications
The Mayor will introduce the procedure that will be followed during the meeting.
5.1 PDS25-060 - Applications for Official Plan Amendment and Zoning By-
law Amendment, Aurora Mavrinac Retirement Developments Limited and
Aurora Mavrinac Retirement Developments Limited Partnership, 25
Mavrinac Boulevard
1
Block 38, Plan 65M-4731, File Number: OPA-2025-01 & ZBA-2025-02,
Related File Number: SP-2022-07
That Report No. PDS25-060 be received; and1.
That comments presented at the statutory Public Planning
meeting be addressed by Planning and Development Services in
a report to a future Committee of the Whole meeting.
2.
*5.1.1 Staff Presentation 18
*5.1.2 Applicant Presentation 31
6.Confirming By-law
6.1 By-law Number XXXX-25 - Being a By-law to confirm actions by Council
resulting from a Council Public Planning meeting on June 3, 2025
39
7.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Public Planning Report
No. PDS 2 5 -060
Subject: Applications for Official Plan Amendment and Zoning By-law
Amendment
Aurora Mavrinac Retirement Developments Limited and Aurora
Mavrinac Retirement Developments Limited Partnership
25 Mavrinac Boulevard
Block 38, Plan 65M-4731
File Number: OPA-2025-01 & ZBA-2025-02
Related File Number: SP-2022-07
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: June 3, 2025
Recommendation
1. That Report No. PDS25-060 be received; and
2. That comments presented at the statutory Public Planning meeting be addressed by
Planning and Development Services in a report to a future Committee of the Whole
meeting.
Executive Summary
The purpose of this report is to provide Council and members of the public with
background information on the proposed Official Plan and Zoning By-law Amendment
at 25 Mavrinac Boulevard (the ‘subject property’). The following is a summary of the
proposal:
The Official Plan Amendment is requesting to increase the overall building height
from 6 storey to 7 storeys.
The Zoning By-law Amendment will amend the existing site-specific provisions
including the permitted use, height, amenity and parking requirements.
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June 3, 2025 2 of 10 Report No. PDS25-060
The purpose of the subject applications is to consider a seven-storey senior
apartment building consisting of 135 senior apartment units, 69 independent
supported living units and 25 supported living units.
Comments have been identified by Town departments and public agencies that
need to be addressed before bringing forward a recommendation report to
Council for consideration.
Background
Application History
In 2017, the applicant submitted applications for Official Plan Amendment, Zoning By-
law Amendment and Draft Plan of Subdivision (OPA-2017-01, ZBA-2017-03 and SUB-
2017-02) for 20 and 25 Mavrinac Boulevard to facilitate a residential development
which included a six-storey senior apartment building, 40 single detached dwellings,
and 209 townhouse units. These applications were approved by Council in October
2020. The Draft Plan of Subdivision which created the subject lands (Block 38) was
registered in 2022 (Plan 65M-4731).
Subsequently in 2022, the applicant applied for Site Plan Approval to develop a senior
apartment building. The related Site Plan application (SP-2022-07) is currently active
and has not been approved by The Town. The site plan application was put on hold as
the applicant adapts to the market demands.
As a result, a pre-consultation meeting for the subject applications was held with the
applicant in December 2024. The subject applications were then received and deemed
complete by the Town in March 2025.
Location / Land Use
The subject lands are municipally known as 25 Mavrinac Boulevard (see Figure 1) and
are located on the northeast corner of Wellington Street East and Mavrinac Boulevard.
The subject lands were previous used as sales offices for the surrounding subdivisions.
The subject lands have an area of approximately 0.77 hectares (1.91 acres) and
approximately 83.43 metres (272.72 feet) of frontage on Wellington Street East. The
subject lands are currently vacant, with fill soils which originated from off site.
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June 3, 2025 3 of 10 Report No. PDS25-060
Surrounding Land Uses
The surrounding land uses are as follows:
North: Approved future low-medium density development;
South: Wellington Street East, open playing fields, and Magna Headquarters;
East: Future parkette, approved low-medium density residential land, open space;
West: Mavrinac Boulevard, and low-medium density residential.
Policy Context
Provincial Policies
All Planning Act development applications are subject to provincial policies. The
Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest. These policies support the development of strong communities through the
promotion of efficient land use and development patterns, and encourage the creation
of diverse housing opportunities that capitalize on proximity to goods, services, and
transit.
The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies
which addresses aquatic life, water quality, water quantity, shorelines and natural
heritage, other threats and activities (including invasive species, climate change and
recreational activities) and overall implementation. The subject lands are not within the
Regulated Area by the Lake Simcoe Region Conservation Authority (LSRCA).
Town of Aurora Official Plan
The subject lands are designated as “Medium-High Urban Residential” in Schedule “B”
of the Town’s Official Plan (see Figure 2) and are within the Bayview Northeast Area 2B
Secondary Plan Area under the same designation. Additionally, Schedule “A” of the
Town Official Plan identifies a portion of the subject lands fronting Wellington Street
East is within Local Corridor.
The Subject Lands are also identified in Schedule “H” – Site-Specific Policy Areas as
Site-Specific Policy Area 55 (see Figure 3). Site-Specific Policy 55 permits the use of a
six-storey Supportive Housing Building (Senior Citizen/Retirement Residence).
Zoning By-law 6000-17, as amended
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June 3, 2025 4 of 10 Report No. PDS25-060
The subject lands are zoned “Second Density Apartment Residential – Exception 540
(RA2(540)) Zone” by the Town of Aurora Zoning By-law 6000-17, as amended (see
Figure 4). The site-specific zoning limited the future senior apartment to a maximum of
6 storeys and a total of 86 units.
Reports and Studies
The applicant submitted the following documents as part of a complete application to
the proposed Official Plan and Zoning By-law Amendment applications:
Report Name Report Author
Planning Justification Letter Malone Given Parsons Ltd.
Draft Official Plan Amendment Malone Given Parsons Ltd.
Draft Zoning By-law Amendment Malone Given Parsons Ltd.
Schedule of Lots and Blocks Malone Given Parsons Ltd.
Green Development Standards Malone Given Parsons Ltd.
Circulation Plan Malone Given Parsons Ltd.
Architectural Package Global Architects Inc.
Accessibility Design Standards Analysis Global Architects Inc.
Urban Design Addendum MBTW
Transportation Study Addendum WSP
Parking Study/Analysis WSP
Survey David & Searles Surveying
Functional Servicing Stormwater
Management Report
Husson
Salt Management Plan Husson
Lighting Study/Plan Hammerschlag & Joffe Inc.
Noise and Vibration Study/Assessment Jade Acoustics
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June 3, 2025 5 of 10 Report No. PDS25-060
Report Name Report Author
Hydrogeological Report R.J. Burnside & Associates Limited
Landscape Plan Ron Koudys Landscape Architects Inc.
Proposed Applications
The Official Plan Amendment is requesting to increase the overall building height from 6
to 7 storeys.
As per site-specific policy area 55 a), the overall maximum height for a Supportive
Housing Building (Senior Citizen/Retirement Residence) is 6 storeys. The proposed
amendment is to change from six-storey to seven-storey to reflect the revised proposal.
The proposed additional 49 apartment units will result in an overall unit density of
approximately 72 units per hectare across the special policy area, which will continue to
comply with the maximum net residential unit density permitted.
The Zoning By-law Amendment will amend the existing site-specific provisions including
the permitted use, height, amenity and parking requirements.
The draft by-law includes several amendments to the site-specific provisions, which
includes permitted uses, maximum height, definition of amenity area and reduced
parking requirements. The following is a table to compare the difference between the
existing site-specific “RA2 (540)” zoning requirements with the proposed amendments.
RA2 Exception Zone
Requirement
Proposed Amended Zone
Requirement
Permitted Uses A maximum of 86 apartment
dwelling units
A maximum of 135
apartment dwelling units
Height (maximum) 26 metres (6 storeys) 28 metres (7 storeys)
Amenity Area
Definition
Amenity area provided
through a combination of
shared indoor building
Amenity area provided
through a combination of
shared indoor/outdoor
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June 3, 2025 6 of 10 Report No. PDS25-060
RA2 Exception Zone
Requirement
Proposed Amended Zone
Requirement
amenities and/or private
balconies.
building amenities and/or
private balconies.
Parking
Requirements
(Apartment unit)
1 space per dwelling unit plus
0.2 visitor’s parking spaces
per dwelling unit
1 space per dwelling unit plus
0.15 visitor’s parking spaces
per dwelling unit
Parking
Requirements
(Retirement home)
0.35 parking spaces per suite 0.20 parking spaces per suite
Note: Final zoning performance standards will be evaluated by Staff in detail prior to
the implementing Zoning By-law Amendment being brought forward to Council
for enactment.
Proposed Site Plan
As illustrated on Figures 5 and 6, the proposed development contemplates a seven-
storey retirement home & senior apartment consisting of 135 senior apartment units,
and 94 retirement suites (69 independent supported living units, and 25 assisted living
units), for a total of 229 units. The original proposal included 86 senior apartment units,
and 117 retirement suites (92 independent supported living units, and 25 assisted living
units), for a total of 203 units. The proposal will add 26 senior apartment units and
convert 23 independent supported living units to apartment units. The result is a net
increase of 26 total units from the previous proposal.
The 135 senior apartment units (comprised of 84 one-bedroom and 51 two-bedroom)
are typical apartment units geared to seniors, with a full kitchen including a cooking
range/oven. The 69 independent supported living units (comprised of 48 one-bedroom
and 21 two-bedroom) are similar to the senior apartment units, however their kitchens
do not include an oven. The 25 assisted living units (comprised of 21 studio and 4 one-
bedroom) do not contain kitchens and residents of these units are provided with meals
and on-site care by staff.
The proposed senior apartment will employ a u-shaped building block located close to
the street edges along Wellington Street East and Mavrinac Boulevard. The proposed
building is approximately 27.50 metres (90.22 feet) in height, with an approximate
Gross Floor Area (GFA) of 21,805.5 m2 (234,712.45 ft2). Figure 7 provides a comparison
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June 3, 2025 7 of 10 Report No. PDS25-060
of the previously proposed six storeys and the currently proposed seven storeys
building elevations.
To service the resident’s parking needs, the development will provide a total of 186
parking spaces through a combination of at grade and underground parking, which
includes 37 surface parking spaces, and 149 underground parking spaces. In addition,
17 bicycle parking spaces are proposed. A full move vehicular access is proposed at the
northwest corner of the subject lands and the private driveway will lead vehicles to the
underground parking or to the pick ups/drop offs location located in front of the main
entrance as well as surface parking.
The development will provide a mixture of indoor and outdoor amenities, which includes
a pool, fitness spaces, game room, kids play area, arts and cultural spaces, theatre
room, lounge and a library. Outdoor amenity spaces including landscaped and seating
areas are also provided along with a party room on the roof of the building. There will
also be a future parkette located adjacent to the subject lands, which contains planting,
play and outdoor exercise equipment and a shade structure that will provide amenity
seating for residents’ use.
The proposed Site Plan application is currently under review by Town departments and
relevant agencies.
Department / Agency Comments
Comments have been identified by Town departments and public agencies that need to
be addressed before bringing forward a recommendation report to Council for
consideration
A preliminary review of the proposed application has been undertaken by Town
departments and public agencies. Staff and agencies have identified the following
matters to be addressed in greater detail prior to bringing a recommendation report to
Council for consideration:
Proposed site-specific amendments
Compatibility of the additional height to adjacent residential neighborhood and to
the public realm.
Updated Parking Study to justify parking space deficiency.
Comments to be received at the June 3 Public Planning Meeting.
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June 3, 2025 8 of 10 Report No. PDS25-060
Public Comments
At the time of drafting this report, no comments were received from the public regarding
the proposed planning applications.
Advisory Committee Review
The Town’s Accessibility Advisor reviewed the subject applications on behalf of the
Accessibility Advisory Committee and provided comments related to the Design of
Public Spaces (Built Environment) Standards enacted from the Province of Ontario,
under the Accessibility for Ontarians with Disabilities Act. Any final review comments
that need to be addressed with the Accessibility Advisory Advisor will be done prior to
approval of the Site Plan application.
Legal Considerations
Subsections 22(7) and 22(7.0.2) of the Planning Act states that if Council refuses the
Official Plan Amendment application or fails to make a decision on it within 120 days
after the receipt of the application, the applicant (or the Minister) may appeal the
application to the Ontario Land Tribunal (OLT).
Subsection 34(11.0.0.0.1) of the Planning Act states that if the passing of a Zoning By-
law Amendment also requires an amendment to the Official Plan, and that if both
applications are made on the same day, if Council refuses the Zoning By-law
Amendment application or fails to make a decision on it within 120 days after the
receipt of the application, the applicant (or Minister) may appeal the application to the
OLT.
The Official Plan and Zoning By-law Amendment applications were deemed as
complete on March 31, 2025, and therefore, the applicant may appeal to the OLT after
the date of July 29, 2025.
Financial Implications
There are no financial implications.
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June 3, 2025 9 of 10 Report No. PDS25-060
Communications Considerations
A Notice of Public Planning Meeting was published in the local newspapers and posted
on the Town’s website. In addition, the notice was given by mail to all addressed
property owners within a 120-metre radius of the subject lands. A Notice of the Public
Planning meeting sign was also posted directly on the property. Public Meeting
notification has been provided in accordance with the Planning Act.
Climate Change Considerations
To better understand if there are any adverse climate change impacts, staff has
requested a Green Development Report in accordance with Section 5 of the Official Plan
as part of the complete application submission of the site plan application.
Link to Strategic Plan
The proposed Official Plan and Zoning By-law Amendments support the Strategic Plan
goal of Supporting an exceptional quality of life for all through its accomplishment in
satisfying requirements in the following key objectives within this goal statement:
Strengthening the fabric of our community: Through the addition of 229 retirement
units, housing is provided in accordance with the objective to collaborate with the
development community to ensure future growth includes housing opportunities for
everyone.
Alternative(s) to the Recommendation
1. Direct staff to report back to another Public Planning Meeting addressing any
issues that may be raised.
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June 3, 2025 10 of 10 Report No. PDS25-060
Conclusions
Staff will continue to review the subject applications having consideration for the above
noted matters and comments received. The applicant can address the comments and
incorporate required revisions as appropriate. A recommendation report will then be
prepared for a future Committee of the Whole meeting once the technical review is
completed.
Attachments
Figure 1 – Location Map
Figure 2 – Existing Official Plan Designation
Figure 3 – Site-Specific Policy Areas
Figure 4 – Existing Zoning By-Law
Figure 5 – Conceptual Site Plan
Figure 6 – Conceptual Elevations
Figure 7 – Elevations Comparison
Previous Reports
None.
Pre-submission Review
Agenda Management Team review on May 8, 2025
Approvals
Approved by Marco Ramunno, Director, Planning and Development Services
Approved by Doug Nadorozny, Chief Administrative Officer
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Official Plan & Zoning By-law AmendmentPublic Planning Meeting 25 Mavrinac Boulevard Applicant: Aurora Mavrinac Retirement Developments Ltd.File Number: OPA-2025-01, ZBA-2025-02Date:June 3, 2025Page 18 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESBackgroundLot Area: 0.77 hectares (1.91 acres) Lot frontage: 83.43 metres (272.72 feet) Located within a low-medium density residential neighbourhoodSite Statistics Page 19 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationMedium-High Urban Residential Designation Page 20 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESSite-Specific Policy Area Site-Specific Policy Area 55 •Permits the use of a six-storey Supportive Housing Building (Senior Citizen/Retirement Residence)Page 21 of 39
vTOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning By-law Second Density Apartment Residential – Exception 540 RA2(540) Zone•Permits for a senior apartment with a maximum height of 6 storeys and a total of 86 unitsPage 22 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Official Plan Amendment•Existing site-specific policy permits for a Senior Citizen Building/Retirement Residence up to 6 storeys•The proposed amendment will permit maximum height of up to 7 storeys to reflect the revised proposal•The proposed additional 49 apartment units will result in an overall unit density of approximately 72 units per hectare across the special policy area, and will continue to comply with density policyPage 23 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning By-law Amendment•Amendments are proposed to several site-specific provisions, including permitted uses, maximum height, definition of amenity area and reduced parking requirementsProposed Amended Zone Requirement RA2 540 Exception Zone RequirementA maximum of 135 apartment dwelling unitsA maximum of 86 apartment dwelling unitsPermitted Uses28 metres (7 storeys)26 metres (6 storeys)Height (maximum)Amenity area provided through a combination of shared indoor/outdoor building amenities and/or private balconiesAmenity area provided through a combination of shared indoor building amenities and/or private balconiesAmenity Area Definition1 space per dwelling unit plus 0.15 visitor’s parking spaces per dwelling unit1 space per dwelling unit plus 0.2 visitor’s parking spaces per dwelling unitParking Requirements (Apartment unit)0.20 parking spaces per suite0.35 parking spaces per suiteParking Requirements (Retirement home)Page 24 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Site Plan•Total unit will increase by 26 units from 203 units to 229 units•186 parking spaces (37 surface, 149 underground) and 17 bicycle parking spacesPage 25 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual ElevationsSouth Elevation (Facing Wellington St E)West Elevation (Facing Mavrinac Blvd)Page 26 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESElevations ComparisonPreviously proposed 6-storeys (South Elevation)Currently proposed 7-storeys (South Elevation)Page 27 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Circulation Review A preliminary review of the proposed applications has been undertaken by Town departments and public agencies. Following matters to be addressed:•Proposed site-specific amendments •Compatibility of the additional height to adjacent residential neighborhood and to the public realm•Updated Parking Study to justify parking space deficiency•Comments to be received at the June 3 Public Planning MeetingPage 28 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext StepFollowing review of comments received and revisions necessary, a recommendation report will be prepared for a future Committee of the Whole Meeting for Council’s consideration.All interested parties will be notified of any updates relating to the subject application.Page 29 of 39
Following tonight’s meeting, questions and comments on this file may be directed to:Kenny Ng, Planner365-500-3102kng@aurora.ca Page 30 of 39
25 Mavrinac BoulevardFile Nos. OPA-2025-01, ZBA-2025-021June 3rd2025 presentation by: Joan MacIntyre, Malone Given Parsons Ltd.Aurora Mavrinac Retirement Developments LimitedPage 31 of 39
Previous Development Approvals25 Mavrinac Boulevard•OPA and Zoning, and Draft Plan applications were approved in summer 2021.•The Draft Plan created the 0.77 ha block for senior’s building, shown in blue.•Site specific OPA permitted a 6-storey senior’s building.•Site Plan application for seniors building submitted in 2022 (under review).•Since the OPA was approved, the Town has adopted a new Official Plan, which permits up to 7-storeys on Wellington at key intersections.2Page 32 of 39
Proposed Changes3•Increase the building height by 1-storey, as anticipated in current OP.•Change the unit mix to increase the seniors’ apartment units and decrease independent supported living units. (The difference between the two is the kitchen and dining facilities provided).•Net change in units is +26, ~10% increase.•Small reduction in parking requirements, supported by parking study.25 Mavrinac BoulevardWellington Street EastUnit Type 2024 Units 2025 UnitsSeniors Apartments 86 (42%) 135 (59%)Independent Supported Living 92 (45%) 69 (30%)Assisted Living 25 (12%) 25 (11%)Total 203 229Page 33 of 39
4•Amend Site Specific Policy Area #55 to permit a maximum building height of 7-storeys.•The Town’s Official Plan (2024) now permits 7-storeys at key intersections along Wellington Street East.•The site is a key intersection, as Mavrinac is a collector road connecting St. Johns Sideroad and Wellington Street.•The density is within the permitted range under SSPA #55.•The proposed Amendment is consistent with the Town’s Official Plan.Official Plan Amendment25 Mavrinac BoulevardPage 34 of 39
Zoning By-law Amendment5Provision AmendmentMaximum number of Apartment Dwelling Units86135Maximum Height 26 metres (6 storeys)28 metres (7 storeys)Minimum Parking Space per Apartment Dwelling Unit1 space plus 0.2 per dwelling unit1 space plus 0.15 per dwelling unitMinimum Parking Space per Retirement Unit (independent supported living and assisted living units)0.35 per dwelling unit0.2 per dwelling unit25 Mavrinac Boulevard•Overall increase of 26 units (203 to 229). •Only Apartment Dwelling Units are identified in the zoning by-law (Independent and Assisted Living Units are not).•Reduction of 10 parking spaces from existing requirements.oReduction supported by parking study and is consistent with other Bloom developments.oSite is located near transit, close to amenities and has a dedicated car share program.Page 35 of 39
25 Mavrinac Boulevard1. From Kane Crescent looking Southwest2. From Halldorson looking Southeast3. From Halldorson and Mavrinac Intersection looking SouthViews from Existing Residential Towards Approved 6 Storey Seniors Building6Page 36 of 39
25 Mavrinac BoulevardViews from Existing Residential Towards Approved Seniors Building with Proposed Additional Storey2. From Halldorson looking Southeast3. From Halldorson and Mavrinac Intersection looking South1. From Kane Crescent looking Southwest7Page 37 of 39
25 Mavrinac BoulevardFile Nos. OPA-2025-01, ZBA-2025-028June 3rd2025 presentation by: Joan MacIntyre, Malone Given Parsons Ltd.Aurora Mavrinac Retirement Developments LimitedPage 38 of 39
The Corporation of The Town of Aurora
By-law Number XXXX-25
Being a By-law to confirm actions by Council
resulting from a Council Public Planning
meeting on June 3, 2025.
The Council of the Corporation of The Town of Aurora hereby enacts as follows:
1. That the actions by Council at its Council Public Planning meeting held on
June 3, 2025, in respect of each motion, resolution and other action passed
and taken by the Council at the said meeting is hereby adopted, ratified and
confirmed.
2. That the Mayor and the proper officers of the Town are hereby authorized
and directed to do all things necessary to give effect to the said action or to
obtain approvals where required and to execute all documents as may be
necessary in that behalf and the Clerk is hereby authorized and directed to
affix the corporate seal to all such documents.
Enacted by Town of Aurora Council this 3rd day of June, 2025.
Tom Mrakas, Mayor
Michael de Rond, Town Clerk
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