Agenda - Public Planning - 20251201Town of Aurora
Special Council Public Planning
Meeting Revised Agenda
Date:Monday, December 1, 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
Note: Added items are marked with an asterisk (*).
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 PDS25-118 - Application for Zoning By-law Amendment, 2697331 Ontario
Inc., 1289 Wellington Street East, File Number: ZBA-2025-07, Related File
Number: SUB-2025-01
1
That Report No. PDS25-118 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 24
*5.1.2 Applicant Presentation 36
6.Confirming By-law
6.1 By-law Number XXXX-25 - Being a By-law to confirm actions by Council
resulting from a Special Council Public Planning meeting on December 1,
51
2025
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 -118
Subject: Application for Zoning By-law Amendment
2697331 Ontario Inc.
1289 Wellington Street East
File Number: ZBA-2025-07
Related File Number: SUB-2025-01
Prepared by: Peter Fan, Planner
Department: Planning and Development Services
Date: December 1, 2025
Recommendation
1. That Report No. PDS25-118 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 Zoning By-law Amendment (ZBA). Although
Bill 23 removed the requirement to hold public planning meetings related to Draft Plan
of Subdivision applications, this report will provide details of the proposed related Draft
Plan of Subdivision (SUB) application. The following is a summary of the development
proposal:
The proposed ZBA seeks to rezone the subject lands by removing the site-
specific Apartment zone RA2(559) and updating the existing site-specific
Townhouse R8(558) and Single Detached R5(560) zones while maintaining the
Environment Protection Zone.
The proposed Draft Plan of Subdivision will divide the lands into two large blocks,
one to permit the residential development and one to maintain the environment
Page 1 of 51
December 1, 2025 2 of 11 Report No. PDS25-118
protection area. No roads or lots will be created through the Draft Plan of
Subdivision.
The conceptual Site Plan demonstrates a low-density residential development
consisting of 117 townhouses and eight single detached lots for a combined 125
dwelling units.
A preliminary review of the proposed application has been undertaken by Town
departments and public agencies, with those comments and any additional
comments from the Public Planning Meeting to be addressed prior to a
recommendation report being brought forward to Council.
Background
Application History
In June of 2022, Council refused Official Plan Amendment (OPA-2022-02) and Zoning
By-law Amendment (ZBA-2022-02) application on the subject lands to facilitate a
condominium residential development. Subsequently, the above noted applications
were appealed to the Ontario Land Tribunal (OLT). On August 26, 2024, the OLT issued a
final order to approve four seven-storey apartment buildings with a total of 698
apartment units, 40 townhouse units and eight single detached dwellings on the subject
lands. The current, site specific Official Plan policies and Zoning by-law reflects the
OLT’s order. No subsequent Planning Act applications were applied for to advance the
development beyond the land use permission stage.
In response to the current market condition, in July of 2025, the Owner revised their
proposal and submitted the subject applications to implement the revised proposal.
Overall, the revised proposal comprises of 117 townhouses and eight single detached
dwellings for a total of 125 dwellings. A Community Information Meeting was held on
October 27, 2025, to introduce the revised plan.
Location / Land Use
The subject lands are located on the southwest corner of Wellington Street East and
Leslie Street (Figure 1). The subject lands are irregular in shape with frontages along
Wellington Street and Leslie Street. The subject lands have a total land area of
approximately 5.86 hectares (14.47 acres). The lands are currently vacant (no
structures); however, the lands have areas of vegetation, woodland, wetlands and a
watercourse.
Page 2 of 51
December 1, 2025 3 of 11 Report No. PDS25-118
Surrounding Land Uses
The surrounding land uses are as follows:
North: Wellington St E, Stronach Aurora Recreation Complex (SARC), Low Density
Residential, Medium density residential (Livewell – SP-2022-10 approved for 30
townhouses), Gas Station, High Density Residential (Polo Club – SP-2020-06
approved for 3 apartment buildings with a total of 345 units)
South: Golf course, Low density residential, Adena Meadows Way
East: Leslie Street, Gas Station, vacant employment lands
West: Low density residential subdivision
Policy Context
Provincial Policies
All Planning Act development applications are subject to provincial policies. The
Provincial Planning 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 implementation. The subject lands are partially within the
Lake Simcoe Region Conservation Authority (LSRCA) Regulated Area.
Oak Ridges Moraine Conservation Plan (ORMCP)
The ORMCP provides land use and resource management planning direction on how to
protect the Moraine’s ecological and hydrological features and functions. The
southernly part of the subject lands are located within the ‘Settlement Area’ of the
ORMCP. Settlement Areas are intended for urban development, allowing for a variety of
residential uses. Their purpose is to concentrate and manage urban growth, reducing
encroachment on and impact to nearby ecological features, while aligning with the
growth objectives outlined in the Town's Official Plan.
Page 3 of 51
December 1, 2025 4 of 11 Report No. PDS25-118
Town of Aurora Official Plan
The subject lands are designated “Medium-High Density Residential” and
“Environmental Protection” (Figure 2) on Schedule “B” of the Town of Aurora Official
Plan and is located within the Bayview Northeast Area 2B Secondary Plan (OPA 30). The
Ontario Land Tribunal approved a site-specific Official Plan policy area #57 with the
following provisions:
Notwithstanding Official Plan Amendment 30, the permitted uses shall include
Townhouses, Apartments, and Detached Dwelling Units
Notwithstanding Official Plan Amendment 30, the permitted maximum net
residential density shall be 201 units per hectare
Notwithstanding Official Plan Amendment 30, the permitted maximum height
shall be seven storeys for Apartment Buildings, and three storeys for townhouse
and detached dwelling units
The maximum height provisions applying to specific portions of the Subject
Lands are implemented by way of the site-specific Zoning By-law Amendment
Apartment buildings taller than four storeys are subject to side yard step-backs
and shall be implemented
Within Schedule “F1 - Environmental Designations on Oak Ridges Moraine (ORM)” of the
Town of Aurora Official Plan, the southern portion of the subject lands is identified as
being within the Woodlands Minimum Vegetation Protection Zone (MVPZ) under the
Oak Ridges Moraine Settlement Area. In accordance with Section 12 of the Official Plan,
development is not permitted to encroach within 30 metres of significant woodlands
located within an ORM Settlement Area. Furthermore, Section 12.4.1 requires that where
any proposed development is located within 120 metres of an Environmental Protection
designation or a Key Natural Heritage Feature, an Environmental Impact Study must be
prepared to evaluate potential ecological impacts. The subject property abuts an
Environmental Protection designation and is within 120 metres of a Significant
Woodland. An Environmental Impact Study and Natural Heritage Evaluation was
submitted in support of the applications and is currently under review by the Town and
the Lake Simcoe Region Conservation Authority (LSRCA).
Zoning By-law 6000-17, as amended
The OLT approved the following site-specific zoning over the subject lands: Townhouse
Dwelling Residential (R8) Exception Zone (558), Second Density Apartment Residential
(RA2) Exception Zone (559), Detached Fifth Density Residential (R5) Exception Zone
(560), and Environmental Protection (EP) Zone (Figure 3). Each site-specific residential
Page 4 of 51
December 1, 2025 5 of 11 Report No. PDS25-118
zoning provides individual development standards to facilitate the previous OLT
approved development.
Reports and Studies
The Owner submitted the following documents as part of a complete application to the
proposed Zoning By-law Amendment application:
Report Name Report Author
Planning Justification Report Groundswell Urban Planners Inc.
Urban Design Brief Groundswell Urban Planners Inc.
Functional Servicing and Stormwater
Management Report
SCS Consulting Group Ltd.
Hydrogeological Investigation Fisher Engineering Ltd.
Geotechnical Investigation Fisher Engineering Ltd.
Environmental Impact Study and
Natural Heritage Evaluation
GEI Consultants Ltd.
Tree Inventory and Preservation Plan
and Edge Management Report
Kuntz Forestry Consulting Inc.
Tree Inventory and Protection Plan Kuntz Forestry Consulting Inc.
Landscape Plan Wang Architects
Traffic Impact Study JD Engineering
Noise Feasibility Study HGC Engineering
Stage 1 & 2 Archaeological Assessment AMICK Consultants Ltd.
Phase 1 & 2 Environmental Site
Assessment
Fisher Engineering Ltd.
Topographic Survey Schaeffer Dzaldov Purcell Ltd.
Proposed Applications
Proposed Zoning By-law Amendment
Page 5 of 51
December 1, 2025 6 of 11 Report No. PDS25-118
The proposed ZBA seeks to remove the site-specific Apartment zone RA2(559) and
updating the existing site-specific Townhouse R8(558) and Single Detached R5(560)
zones while maintaining the Environment Protection Zone.
As shown on Figure 4, the applicant proposes to rezone the subject lands as follows:
Update the existing Townhouse Dwelling Residential (R8) Exception Zone (558)
Remove Second Density Apartment Residential (RA2) Exception Zone (559) and
replace it with the updated site specific Townhouse Dwelling Residential (R8)
Exception Zone (558)
Update the existing Detached Fifth Density Residential (R5) Exception Zone (560)
Maintain the existing Environmental Protection (EP) Zone unchanged
The owner has submitted a draft amending Zoning By-law, which is currently under
review by staff. The following summarizes the primary modifications proposed through
the site-specific zones:
Updated the existing Townhouse Dwelling Residential (R8) Exception Zone (558)
(Appendix A)
Increased minimum lot area per dwelling unit from 125 m² to 138 m²
Increased the minimum lot frontage per unit from 5.5 metres to 6.25 metres
Reduced the minimum front yard setback from 4.0 metres to 3.0 metres
Increased the minimum setback for steps and landings from 2.8 metres to 3.4
metres
Increases the maximum building height from 11.0 metres to 11.5 metres
Increased the minimum rear yard setback from 3.5 metres to 6.0 metres
Increased the minimum interior side yard setback from 0 metres to 1.2 metres
Updated the existing Detached Fifth Density Residential (R5) Exception Zone (560)
(Appendix B)
Increased the minimum lot area from 250m² to 255 m²
Increased the minimum side yard setback from 1.0 metre to 1.2 metres
Final zoning standards will continue to be reviewed by staff and agencies prior to the
implementing By-law being presented to Council.
Proposed Draft Plan of Subdivision
Page 6 of 51
December 1, 2025 7 of 11 Report No. PDS25-118
The proposed Draft Plan of Subdivision (Figure 5) establishes a framework for the
ground-oriented residential community. The proposed Draft Plan of Subdivision will
divide the subject lands into two large blocks as follows. As a common elements
condominium development is proposed for the subject lands, no public highways or lots
will be created through the Draft Plan of Subdivision. Instead, the enactment of a future
Part Lot Control Exemption By-law to subdivide Block 1 will be required to create the
lots and a future condominium plan will be required to create the private roads. A 0.3
metre reserve is proposed to restrict and control future connections to the adjoining
public right of way, identified as Block 3 on the proposed Draft Plan.
Block # Purpose Size Notes
Block 1 Residential 3.70 ha (9.15 ac) Established development limits
Block 2 Environmental
Protection
2.14 ha (5.28 ac) Protecting areas with key natural
heritage features
Conceptual Site Plan
The conceptual Site Plan consists of 117 townhouses, and eight single detached dwelling
for a combined 125 dwelling units.
The applicant has not applied for a formal site plan application but has provided a
conceptual Site Plan (Figure 6), Rendering (Figure 7) and Elevation drawing (Figure 8
and 9) for discussion purposes. The proposed Conceptual Site plan consists of 117
townhouse dwellings and eight single detached dwellings, together with associated
parkettes, internal roads, and an Environmental Protection area.
The proposed development will be serviced by two vehicle access points connecting
Wellington Street East and Leslie Street. The Wellington Street East access is proposed
to align with the entrance to the Stronach Aurora Recreation Complex, and the Leslie
Street access will align with Don Hillock Drive. Future signalization will be dealt with at
the site plan stage and is subject to final Regional approval.
A total of approximately 490 resident parking spaces is proposed on site as each
townhouse and single detached dwelling includes an average of two parking space on
the driveway and two parking space in the garage. Thirty visitor parking spaces and two
accessible parking spaces are provided throughout the internal road network, generally
located near parkettes and along common visitor nodes.
Page 7 of 51
December 1, 2025 8 of 11 Report No. PDS25-118
A multi-use trail is proposed along the southern edge of the residential block,
connecting to the Environmental Protection (EP) lands and ultimately linking with the
Town’s broader trail system associated with the Stronach Aurora Recreation Complex.
No traffic signals are proposed at either access at this stage.
Department / Agency Comments
The proposed application was circulated to all internal and external agencies for review
and comments. The following is a summary of matters that will require further
discussions on:
Conformity to the Provincial policies and other planning policies
Location and placements of future signalized traffic lights
Review of the proposed site-specific zoning standards
Servicing capacity and allocation
Vehicular maneuvering and access of the subject lands
Consultation with the LSRCA regarding the natural heritage area (Environmental
Protection lands) be continued into the site planning stage
Public Comments
A Community Information Meeting (CIM) was held on October 27, 2025, at the Stronach
Aurora Recreation Complex (SARC). The meeting was attended by individuals, including
Town Planning staff, the property owner, the applicant team, local residents, and the
Councillors for Ward 4 and Ward 5. No formal comments were received by the public at
the timing of drafting of this report
Advisory Committee Review
No communication required.
Legal Considerations
Section 34(11) of the Planning Act states that if Council refuses the Zoning By-law
Amendment application or fails to make a decision on it within 90 days after the receipt
of the application, the applicant (or Minister) may appeal the application to the Ontario
Land Tribunal (OLT). The application was received on July 22, 2025, and therefore, the
applicant may appeal to the OLT at anytime.
Page 8 of 51
December 1, 2025 9 of 11 Report No. PDS25-118
Financial Implications
There are no direct financial implications as a result of this report.
Communications Considerations
Notice of Public Planning Meeting was delivered to all addressed property owners
within 120 m of the subject lands on November 6, 2025. In addition, the notice was
published in the Auroran on November 13, 2025. Signs are posted on both frontages of
the subject lands with information regarding the Public Meeting. In addition, notice of
Public Planning Meeting was made available at the Community Information Meeting
(CIM). Due to Canada Post strike, on September 30, 2025, notifications for CIM was
hand delivered by the applicant to property owners within 120m of the subject lands.
As such, Public Meeting notification has been provided in accordance with the Planning
Act.
Climate Change Considerations
The Official Plan identifies sustainability, energy efficiency, and climate change
mitigation as important objectives for new development. Staff will continue to
encourage the applicant to include measures such as energy-efficient systems,
landscaping, and low-impact stormwater management as part of the Site Plan process.
Link to Strategic Plan
The proposed applications will need to comply with the directions set in the Town’s
Strategic Plan. Staff will continue to review the proposed applications to ensure that all
new residential development supports the goal of providing an exceptional quality of life
for all. More specifically, the following key objectives will be considered:
Strengthening the fabric of our community: Through the review and approval of the
Zoning By-law Amendment and Plan of Subdivision applications, housing opportunities
are created that collaborates with the development community to ensure future growth
includes housing opportunities for everyone.
Page 9 of 51
December 1, 2025 10 of 11 Report No. PDS25-118
Alternative(s) to the Recommendation
1. Direct staff to report back to another Public Planning Meeting addressing any
issues that may be raised at the Public Planning Meeting.
2. Refusal of the application with an explanation for the refusal.
Conclusions
Staff will continue to review the subject application having consideration for the above
noted matters and comments received. The applicant can address the comments and
incorporate required revisions as appropriate. If directed by Council, a recommendation
report will be prepared for a future Committee of the Whole meeting once the technical
review is completed.
Attachments
Appendix A - Amended R8(558) Zone Comparison
Appendix B - Amended R5(560) Zone Comparison
Figure 1 – Location Map
Figure 2 – Existing Official Plan Designation
Figure 3 – Existing Zoning By-Law
Figure 4 – Proposed Zoning By-law
Figure 5 – Draft Plan of Subdivision
Figure 6 – Conceptual Site Plan
Figure 7 – Conceptual Rendering
Figure 8 – Conceptual Elevations – Townhouses
Figure 9 – Conceptual Elevations – Detached Houses
Previous Reports
None.
Pre-submission Review
Agenda Management Team review on November 20, 2025
Page 10 of 51
December 1, 2025 11 of 11 Report No. PDS25-118
Approvals
Approved by Marco Ramunno, Director, Planning and Development Services
Approved by Doug Nadorozny, Chief Administrative Officer
Page 11 of 51
Appendix ‘A’
Amended R8(558) Zone Comparison
Existing R8
Exception Zone
(558)
Requirements
Existing RA2
Exception Zone
(559)
Requirements
Proposed Updated
R8 Exception Zone
(558) Standards
Permitted Uses
In accordance with
R8 uses
Home occupation
Dwelling,
Townhouse
Back-to-back,
Townhouse
In accordance with
RA2 uses
No more than Four
Apartment
Buildings per Lot
In accordance with
R8 uses
Home occupation
Dwelling,
Townhouse
Back-to-back,
Townhouse
Total Property
Coverage
(Maximum)
45% 45% 45 %
Lot Area
(minimum) 125 square metres N/A 138 square
metres*
Lot Frontage
(minimum)
18 metres (5.5
metres per unit) N/A 6.25 metres*
Front Yard
(minimum) 4.0 metres 2.0 metres 3.0 metres*
Rear Yard
(minimum) 3.5 metres 1.5 metres 6.0 metres*
Interior side Yard
(minimum) 0 metres 2.5 metres 1.2 metres*
Exterior Side Yard
(minimum) 0 metres 2.0 metres 1.2 metres*
Lot Coverage
(maximum) 70% N/A 70%
Page 12 of 51
Existing R8
Exception Zone
(558)
Requirements
Existing RA2
Exception Zone
(559)
Requirements
Proposed Updated
R8 Exception Zone
(558) Standards
Minimum Parking
Requirement
1.5 spaces per
dwelling unit,
minimum 20% of
spaces provided
shall be set aside
for visitor parking
1.0 spaces per
dwelling unit,
minimum 20% of
spaces provided
shall be set aside
for visitor parking.”
1.5 spaces per
dwelling unit,
minimum 20% of
spaces required
shall be set aside
for visitor parking
Steps, Landings
2.8 metres
In no case shall be
closer than 2.5
metres from the
Front Lot Line
N/A
3.4 m*
In no case shall be
closer than 0.3
metres from the
Front Lot Line
Open porches,
uncovered terraces
and decks (3.2m in
height or less)
Front Yard - 4.0
metres N/A Front Yard - 4.0
metres
Height (maximum) 11.0 metres
28.0 metres or 7
storeys, whichever
is less
11.5 metres*
Note: The proposed bylaw exceptions are highlighted and labelled with an asterisk “*”.
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.
Page 13 of 51
Appendix ‘B’
Amended R5(560) Zone Comparison
Existing R5 Exception Zone
(560) Standards
Proposed Updated R5
Exception Zone (560)
Standards
Total Property Coverage
(Maximum) 45% 45%
Lot Area (minimum) 250 square metres 255 square metres*
Front Yard (minimum) 6.0 metres 6.0 metres
Rear Yard (minimum) 7.5 metres 7.5 metres
Side Yard (minimum) 1.0 metres 1.2 metres*
Lot Coverage (maximum) 50% 50%
Minimum Parking
Requirement 2.0 spaces per unit 2.0 spaces per unit
Height (maximum) 12.5 metres 12.5 metres
Note: The proposed bylaw exceptions are highlighted and labelled with an asterisk “*”.
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.
Page 14 of 51
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Public Planning Meeting1289 Wellington Street WestAApplication: Zoning By-law AmendmentApplicant: 2697331 Ontario Inc. Location: 1289 Wellington Street East File Number: ZBA-2025-07Related File: SUB-2025-01December 1, 2025Page 24 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Lands: 1289 Wellington Street WestSubject applicationsPage 25 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESSite ContextSurrounding AreaPage 26 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOOfficial Plan Designation•“Medium-High Density Residential” and “Environmental Protection”•Proposed development is entirely outside of the Environmental Protection •No amendments proposed towards the Official PlanPage 27 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning Page 28 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectPProposed Development•117 Townhouse dwelling units •8 Single Detached dwelling units •488 resident parking spaces and 32 visitor parking spaces•Signalized access off Wellington Street West, and LesliePage 29 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Rendering Page 30 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning PProposed Zoning By-lawTo rezone the subject lands by removing the site-specific Apartment zone RA2(559) and updating the existing site-specific Townhouse R8(558) and Single Detached R5(560) zones while maintaining the Environment Protection Zone. Page 31 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Plan of Subdivision Page 32 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Circulation Review Staff have identified the following matters to be addressed:•Conformity to the Provincial Planning Statement, Local policies•Details review of the proposed site-specific zoning standards•Location and placements of future signalized traffic lights•Availability of municipal servicing capacity•All technical matters will be addressed through the Site Plan Approval processPage 33 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext Steps Next Steps in the Planning process:•Staff will work with the applicant to address all comments from the commenting agencies. When appropriate, a staff report with recommendations will be presented at a future Committee of the Whole Meeting for consideration•A future Plan of Condominium application will be required and directed to Council for consideration•All interested parties will be notified of updates relating to the subject applicationsPage 34 of 51
Thank youFor any questions please contact:Peter FanPlannerpfan@aurora.ca365-500-3098Page 35 of 51
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The Corporation of The Town of Aurora By-law Number XXXX-25 Being a By-law to confirm actions by Council resulting from a Special Council Public Planning meeting on December 1, 2025. The Council of the Corporation of The Town of Aurora hereby enacts as follows:
1. That the actions by Council at its Special Council Public Planning meeting
held on December 1, 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 1st day of December, 2025.
Tom Mrakas, Mayor
Ishita Soneji, Deputy Town Clerk
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