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Agenda - Committee of the Whole - 20250909Town of Aurora Committee of the Whole Meeting Agenda Date:Tuesday, September 9, 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.Community Presentations 6.Delegations 7.Advisory Committee Meeting Minutes 7.1 Active Transportation and Traffic Safety Advisory Committee Meeting Minutes of May 28, 2025 1 That the Active Transportation and Traffic Safety Advisory Committee Meeting Minutes of May 28, 2025, be received for information. 1. 7.2 Heritage Advisory Committee Meeting Minutes of June 9, 2025 5 That the Heritage Advisory Committee Meeting Minutes of June 9, 2025, be received for information. 1. 7.3 Community Recognition Review Advisory Committee Meeting Minutes of June 11, 2025 10 That the Community Recognition Review Advisory Committee Meeting Minutes of June 11, 2025, be received for information. 1. 7.4 Accessibility Advisory Committee Meeting Minutes of June 11, 2025 14 That the Accessibility Advisory Committee Meeting Minutes of June 11, 2025, be received for information. 1. 7.5 Environmental Advisory Committee Meeting Minutes of June 16, 2025 19 That the Environmental Advisory Committee Meeting Minutes of June 16, 2025, be received for information. 1. 7.6 Finance Advisory Committee Meeting Minutes of June 17, 2025 23 That the Finance Advisory Committee Meeting Minutes of June 17, 2025, be received for information. 1. 7.7 Mayor's Golf Classic Funds Committee Meeting Minutes of August 20, 2025 26 That the Mayor's Golf Classic Funds Committee Meeting Minutes of August 20, 2025, be received for information. 1. 8.Consent Agenda That the Consent Agenda, items 8.1 to 8.4 inclusive, be received for information. 8.1 FIN25-033 - 2024 Grant Update 30 (Information Report dated June 10, 2025, included on agenda per request of Member of Council) That Report No. FIN25-033 be received for information.1. 8.2 FIN25-034 - 2024 Year End Development Charges Statement 37 (Information Report dated June 10, 2025, included on agenda per request of Member of Council) That Report No. FIN25-034 be received for information.1. 8.3 PDS25-061 - 2024 Building Division Annual Report 48 (Information Report dated June 10, 2025, included on agenda per request of Member of Council) That Report No. PDS25-061 be received for information.1. 8.4 Memorandum from Councillor Thompson; Re: Lake Simcoe Region Conservation Authority Board Meeting Highlights of May 23, 2025 60 That the memorandum regarding Lake Simcoe Region Conservation Authority Board Meeting Highlights of May 23, 2025, be received for information. 1. 9.Community Services Committee Agenda 9.1 CMS25-021 - NBA Watch Party - Summary 67 That Report No. CMS25-021 be received for information.1. 9.2 CMS25-022 - 24-Hour Warming Emergency Centre - Pilot Project 72 That Report No. CMS25-022 be received; and1. That Council direct staff to work with the Region on opportunities that support those experiencing or are at risk of homelessness. 2. 10.Corporate Services Committee Agenda 11.Finance and Information Technology Committee Agenda 11.1 FIN25-038 - Interim Forecast Update - as of April 30, 2025 83 (Referred from Council meeting of June 24, 2025) That Report No. FIN25-038 be received for information.1. 11.2 FIN25-045 - Bill 17 and Other Proposed Residential Development Incentives Update 109 That Report No. FIN25-045 be received; and1. That staff proceed with the development of a First-Time Homebuyers Development Charges Equivalent Rebate Policy, with an in-effect date to be upon receipt of new, dedicated funding from other levels of government that fully offsets all associated costs; and 2. That staff proceed with the development of a Local Participation in York Region Development Incentives policy for Council’s review and approval at a future meeting. 3. 11.3 FIN25-046 - Full Accounting of the Armoury and Yonge Street Properties 128 That Report No. FIN25-046 be received for information.1. 12.Administration Committee Agenda 13.Operational Services Committee Agenda 13.1 OPS25-017 - 2025-2026 Windrow Pilot Program Models 138 That Report No. OS25-017 be received; and1. That a pilot financial assistance program, which offers reimbursement to eligible participants who retain private snow clearing services for the 2025/2026 program, be endorsed. 2. 13.2 OPS25-018 - Beaver Mitigation Strategy 148 That Report No. OPS25-018 be received; and1. That the Beaver Management and Risk Mitigation Strategy, including use of all measures when applicable, be approved; and 2. That the modified scope for Capital Project No. GN0130 – DeGraff Crescent Trail Construction, to reflect Options B and C, be approved. 3. 14.Planning and Development Services Committee Agenda 14.1 PDS25-079 - Application for Site Plan Approval, Charlieville Developments Limited, 45 Tyler Street, Lot 26 and Part Lots 24, 25 and 27, Plan 9, File Number: SP-2022-03, Related File Numbers: SUB-2015- 03, OPA-2015-02, ZBA-2015-06 163 That Report No. PDS25-079 be received; and1. That Site Plan Application File SP-2022-03 to permit the development of 70 freehold townhouse units (3 storey in height), within 13 residential blocks, on a private road, be approved. 2. 14.2 PDS25-081 - Application for Zoning By-law Amendment and Heritage Delisting, 2854756 Ontario Inc., 8 Kennedy Street East, Part Lot 162, Plan 246, File Number: ZBA-2024-08 211 That Report No. PDS25-081 be received; and1. That the subject property be removed from the Aurora Register of Properties of Cultural Heritage Value or Interest on the basis that the owner provides appropriate heritage commemoration in the new development and/or a contribution to the Heritage Reserve Fund, to the satisfaction of the Director of Planning and Development Services; and 2. That Zoning By-law Amendment application, File: ZBA-2024-08 be approved to rezone the subject lands from “Special Mixed Density Residential (R7) Zone” to “Townhouse Dwelling Residential Exception (R8-XXX) Zone”, as outlined in Appendix ‘A’; and 3. That the implementing By-law for the Zoning By-law Amendment be brought forward to a future Council meeting for enactment; and 4. That a total of eleven (11) persons worth of servicing allocation be granted to facilitate the proposed development of four (4) freehold townhouse units. 5. 14.3 PDS25-083 - Application for Zoning By-law Amendment and Draft Plan of Subdivision, 1626238 Ontario Inc., 326 Old Bloomington Road, Lot 3, Plan 166, File Numbers: SUB-2023-01, ZBA-2023-01 334 That Report No. PDS25-083 be received; and1. That Draft Plan of Subdivision application SUB-2023-01 be approved, as shown in Figure 5, subject to conditions outlined in Appendix ‘A’; and 2. That Zoning By-law Amendment application ZBA-2023-01 be approved to rezone the subject property from “Estate Residential (ER) Zone” to “Detached Fifth Density Residential (R5-570) Exception Zone”, “Public Open Space (O1) Zone” and “Environmental Protection – Oak Ridges Moraine (EP-ORM) Zone”, as outlined in Appendix ‘B’; and 3. That the implementing By-law for ZBA-2023-01 be brought forward to a future Council meeting for enactment; and 4. That 32 persons worth (10 single detached dwellings) of servicing allocation be granted to service the proposed development. 5. 14.4 PDS25-082 - Aurora Planning Data Hub System 384 That Report No. PDS25-082 be received for information.1. 15.Member Motions 15.1 Councillor Gilliland; Re: Elect Respect Campaign Support 392 15.2 Councillor Gilliland; Re: Autonomous Microphone Control During Committee of the Whole and Council Meetings 394 15.3 Councillor Gilliland; Re: Protection and Commemoration of Aurora’s Oldest Trees that Hold Cultural and Historical Significance 395 15.4 Mayor Mrakas; Re: Release of Closed Session and Other Materials - Armoury New Tenant Process 397 15.5 Mayor Mrakas; Re: Release of Closed Session Minutes 398 16.Regional Report 16.1 York Regional Council Highlights of June 26, 2025 399 That the York Regional Council Highlights of June 26, 2025, be received for information. 1. 17.New Business 18.Public Service Announcements 19.Closed Session 20.Adjournment Town of Aurora Active Transportation and Traffic Safety Advisory Committee Meeting Minutes Date: Time: Location: Wednesday, May 28, 2025 7 p.m. Holland Room, Aurora Town Hall Committee Members: Councillor Wendy Gaertner (Chair) Owen Heritage (Vice Chair) Gino Martino Heidi Schellhorn* Members Absent: Steve Fleck Lil Kim David McLaughlin Other Attendees: Matthew Volpintesta, Manager, Parks and Fleet* Michael Ha, Traffic and Transportation Analyst Linda Bottos, Council/Committee Coordinator *Attended electronically _____________________________________________________________________ 1. Call to Order The Chair called the meeting to order at 7:22 p.m. 2. Land Acknowledgement The Committee acknowledged that the meeting took place on Anishinaabe lands, the traditional and treaty territory of the Chippewas of Georgina Island, recognizing the many other Nations whose presence here continues to this day, the special relationship the Chippewas have with the lands and waters of this territory, and that Aurora has shared responsibility for the stewardship of these lands and waters. It was noted that Aurora is part of the treaty lands of the Mississaugas and Chippewas, recognized through Treaty #13 and the Williams Treaties of 1923. Page 1 of 407 Active Transportation and Traffic Safety Advisory Committee Meeting Minutes May 28, 2025 2 3. Approval of the Agenda Moved by Gino Martino Seconded by Owen Heritage That the agenda as circulated by Legislative Services be approved. Carried 4. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 5. Receipt of the Minutes 5.1 Active Transportation and Traffic Safety Advisory Committee Meeting Minutes of January 22, 2025 Moved by Heidi Schellhorn Seconded by Owen Heritage 1. That the Active Transportation and Traffic Safety Advisory Committee meeting minutes of January 22, 2025, be received for information. Carried 6. Delegations None. 7. Matters for Consideration 7.1 Memorandum from Transportation and Traffic Analyst; Re: Request for Traffic Calming Measures on Heathwood Heights Drive and McClenny Drive Staff provided a brief overview of the memorandum. The Committee expressed support for the staff recommendation that traffic calming measures are not warranted at the subject locations. The Committee and staff further discussed aspects of the data collection; renewal of the Town’s portable speed board program; status of the new community safety zones and automated speed enforcement pilot program; Page 2 of 407 Active Transportation and Traffic Safety Advisory Committee Meeting Minutes May 28, 2025 3 educational and awareness opportunities; and the benefits of radar message boards. Moved by Owen Heritage Seconded by Heidi Schellhorn 1. That the memorandum regarding Request for Traffic Calming Measures on Heathwood Heights Drive and McClenny Drive be received; and 2. That the Active Transportation and Traffic Safety Advisory Committee comments regarding Request for Traffic Calming Measures on Heathwood Heights Drive and McClenny Drive be received and referred to staff for consideration and further action as appropriate. Carried 8. Informational Items 8.1 Memorandum from Manager of Parks and Fleet; Re: Request for Trail Maintenance - Tim Jones Trail within the Arboretum Staff gave a brief overview of the memorandum. The Committee expressed support for the staff findings and recommendation that winter maintenance cannot be provided on the trail portion within the Arboretum due to environmental and operational concerns. Moved by Owen Heritage Seconded by Gino Martino 1. That the memorandum regarding Request for Trail Maintenance - Tim Jones Trail within the Arboretum be received for information. Carried 9. New Business The Committee requested a status update on the Yonge Street Multi-Use Path project (Bloomington Road north to Industrial Parkway South) including feedback from York Region. Staff provided a response noting the Committee will be provided an opportunity to further review the design once 60% design is finalized. The Committee discussed that future projects located north of the subject Page 3 of 407 Active Transportation and Traffic Safety Advisory Committee Meeting Minutes May 28, 2025 4 project limits would benefit from incorporating pedestrian connections on both sides of Yonge Street to provide continued pedestrian connectivity. The Committee requested an update on the goals of the Active Transportation Master Plan (ATMP) in terms of priorities, implementation, achievements, and budgeting for each year. Staff provided a response noting that updates would be provided at a future meeting. The Committee discussed possible opportunities to bundle ATMP projects with other Town or Regional projects to capitalize on potential cost savings. The Committee referenced the Aurora Promenade Streetscape at Yonge Street redesign and improvement project currently in progress and inquired about any opportunity to review the studies on parking and traffic flow, as they may pertain to the ATMP. Staff provided a response noting the request. 10. Adjournment Moved by Owen Heritage Seconded by Gino Martino That the meeting be adjourned at 8:09 p.m. Carried Page 4 of 407 Town of Aurora Heritage Advisory Committee Meeting Minutes Date: Time: Location: Monday, June 9, 2025 7 p.m. Holland Room, Aurora Town Hall Committee Members: Councillor Wendy Gaertner (Chair) Cynthia Bettio Linda Duringer Bob McRoberts, Honourary Member Rocco Morsillo Chris Polsinelli Members Absent: John Green, Aurora Historical Society Representative (Vice Chair) Other Attendees: Councillor Ron Weese* Adam Robb, Manager, Policy Planning and Heritage Matthew Legace, Heritage Co-op Student Linda Bottos, Council/Committee Coordinator *Attended electronically _____________________________________________________________________ 1. Call to Order The Chair called the meeting to order at 7 p.m. 2. Land Acknowledgement The Committee acknowledged that the meeting took place on Anishinaabe lands, the traditional and treaty territory of the Chippewas of Georgina Island, recognizing the many other Nations whose presence here continues to this day, the special relationship the Chippewas have with the lands and waters of this territory, and that Aurora has shared responsibility for the stewardship of these lands and waters. It was noted that Aurora is part of the treaty lands of the Mississaugas and Chippewas, recognized through Treaty #13 and the Williams Treaties of 1923. Page 5 of 407 Heritage Advisory Committee Meeting Minutes June 9, 2025 2 3. Approval of the Agenda Moved by Bob McRoberts Seconded by Linda Duringer That the revised agenda as circulated by Legislative Services be approved. Carried 4. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 5. Receipt of the Minutes 5.1 Heritage Advisory Committee Meeting Minutes of April 14, 2025 Moved by Rocco Morsillo Seconded by Chris Polsinelli 1. That the Heritage Advisory Committee meeting minutes of April 14, 2025, be received for information. Carried 6. Delegations 6.1 Christopher Watts, The Aurora Heritage Authority; Re: Ontario Heritage Week Christopher Watts presented background on Ontario Heritage Week, celebrated during the third week of February since 1985, noting the Town’s participation in previous years, and suggested that a sub-committee be formed to prepare for the Heritage Week initiative in February 2026. Moved by Chris Polsinelli Seconded by Linda Duringer That the comments of the delegation be received for information. Carried Page 6 of 407 Heritage Advisory Committee Meeting Minutes June 9, 2025 3 7. Matters for Consideration 7.1 Memorandum from Manager, Policy Planning and Heritage; Re: Request to Remove a Listed Property from the Town’s Heritage Register - 8 Kennedy Street East The applicant’s Heritage consultant, Ben Daub, Intermediate Heritage Planner of LHC Heritage Planning & Archaeology Inc., presented an overview of the Cultural Heritage Evaluation Report prepared by LHC including the project background; property history of ownership and alterations; results of evaluation criteria; and conclusions. The Committee inquired about plans for the protection of mature trees in the event of a demolition on the property and requested that the maple and blue spruce trees be preserved. The applicant’s planner, Brad Rogers, Principal Planner of Groundswell Urban Planners Inc., gave a response indicating their intent to try and preserve these trees. The Committee referred to the Report’s evaluation criteria and discussed the significance to the community of former owner William Wells, whose father-in-law Richard Machell was also a prominent early settler in Aurora. The Committee further commented on the design of the proposed townhouse development and suggested to include more of a heritage feel. Moved by Chris Polsinelli Seconded by Bob McRoberts 1. That the memorandum regarding Request to Remove a Listed Property from the Town’s Heritage Register - 8 Kennedy Street East be received; and 2. That the Heritage Advisory Committee comments regarding Request to Remove a Listed Property from the Town’s Heritage Register - 8 Kennedy Street East be received and referred to staff for consideration and further action as appropriate. Carried 8. Informational Items Page 7 of 407 Heritage Advisory Committee Meeting Minutes June 9, 2025 4 8.1 Verbal Update from Heritage Co-op Student; Re: Heritage Research Project Matthew Legace, Heritage Co-op Student, presented an overview of their local history project regarding the residents and history of the property at 15120 Yonge Street, noting those persons of historical significance. The Committee expressed appreciation for Matthew’s efforts. Moved by Cynthia Bettio Seconded by Linda Duringer 1. That the Verbal Update from Heritage Co-op Student; Re: Heritage Research Project be received for information. Carried 9. New Business The Committee referenced agenda item 7.1 and inquired about the protection and opportunity for designation of the mature trees, and staff provided a response. The Committee further discussed the significance of William Wells and family in Aurora and the importance of recognizing the relationships that existed. The Committee and staff discussed the opportunity for the Committee to conduct its own evaluations of properties being considered for removal from the Town’s Heritage Register, using the Ontario Regulation 9/06 criteria, in addition to those provided by a consultant. The Committee discussed the possibility to develop a protocol to determine historical significance whereby individuals and their stories could be recognized even if a building may be altered or demolished. The Committee inquired about the status of the Town’s Heritage Awards. Staff gave an update noting consideration is being given to the possibility of featuring the Heritage Awards as part of the annual Community Recognition Awards and a report is forthcoming. The Committee was generally supportive of this approach. The Committee discussed the potential of forming a working group to focus on the Town’s participation and activities in celebration of the next Ontario Heritage Week to be held on February 17-23, 2026, and staff agreed to follow up. Page 8 of 407 Heritage Advisory Committee Meeting Minutes June 9, 2025 5 10. Adjournment Moved by Chris Polsinelli Seconded by Cynthia Bettio That the meeting be adjourned at 8:53 p.m. Carried Page 9 of 407 Town of Aurora Community Recognition Review Advisory Committee Meeting Minutes Date: Time: Location: Wednesday, June 11, 2025 10 a.m. Holland Room, Aurora Town Hall Committee Members: Diane Buchanan (Chair) Mayor Tom Mrakas* Arif Faheem Khan* Elaine Martini* Jo-anne Spitzer Members Absent: Phiona Durrant Patricia Wallace (Vice Chair) Other Attendees: Shelley Ware, Supervisor, Special Events Ishita Soneji, Deputy Town Clerk *Attended electronically ____________________________________________________________________ 1. Call to Order The Deputy Town Clerk called the meeting to order at 10:10 a.m. Diane Buchanan was appointed Chair for this meeting, and assumed Chair at 10.11 a.m. 2. Land Acknowledgement The Committee acknowledged that the meeting took place on Anishinaabe lands, the traditional and treaty territory of the Chippewas of Georgina Island, Page 10 of 407 Community Recognition Review Advisory Committee Meeting Minutes June 11, 2025 2 recognizing the many other Nations whose presence here continues to this day, the special relationship the Chippewas have with the lands and waters of this territory, and that Aurora has shared responsibility for the stewardship of these lands and waters. It was noted that Aurora is part of the treaty lands of the Mississaugas and Chippewas, recognized through Treaty #13 and the Williams Treaties of 1923. 3. Approval of the Agenda Moved by Jo-anne Spitzer Seconded by Elaine Martini That the agenda as circulated by Legislative Services be approved. Carried 4. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 5. Receipt of the Minutes 5.1 Community Recognition Review Advisory Committee Meeting Minutes of April 9, 2025 Moved by Jo-anne Spitzer Seconded by Elaine Martini 1. That the Community Recognition Review Advisory Committee Meeting Minutes of April 9, 2025, be received for information. Carried 6. Delegations None. Page 11 of 407 Community Recognition Review Advisory Committee Meeting Minutes June 11, 2025 3 7. Matters for Consideration 7.1 Round Table Discussion; Re: Nomination and Selection Process Staff provided a brief overview of the nomination and selection process for this year's awards and sought the Committee's feedback for the future. The Committee expressed appreciation for the availability of an evaluation matrix as it made the overall process efficient. The Committee and staff discussed about the possibility of retaining 2025 nominations to be re- evaluated with the new nominations for 2026 to reduce barriers for organizations to resubmit nominations. The Committee expressed support to explore the option to retain nominations provided that they are thoroughly reviewed to validate the merits of the nomination. Moved by Elaine Martini Seconded by Jo-anne Spitzer 1. That the Community Recognition Review Advisory Committee comments regarding the Nomination and Selection Process be received and referred to staff for consideration and further action as appropriate. Carried 7.2 Round Table Discussion; Re: Awards Ceremony and Reception Debrief Staff provided an overview of the 2025 Awards Ceremony and highlighted the changes in the awards ceremony and reception from previous years. The Committee expressed appreciation for all the positive comments and feedback received. The Committee inquired about the possibility of making the photo session after each award efficient by having a designated photographer, and staff agreed to follow up. Moved by Jo-anne Spitzer Seconded by Elaine Martini 1. That the Community Recognition Review Advisory Committee comments regarding the Awards Ceremony and Reception Debrief be received and referred to staff for consideration and further action as appropriate. Carried Page 12 of 407 Community Recognition Review Advisory Committee Meeting Minutes June 11, 2025 4 8. Informational Items None. 9. New Business Staff advised that the Heritage Advisory Committee has expressed an interest to include the Heritage Award as part of the Community Recognition Awards. The Committee inquired about the details of this category and staff agreed to investigate and follow up. 10. Adjournment Moved by Elaine Martini Seconded by Jo-anne Spitzer That the meeting be adjourned at 10:42 a.m. Carried Page 13 of 407 Town of Aurora Accessibility Advisory Committee Meeting Minutes Date: Time: Location: Wednesday, June 11, 2025 7 p.m. Holland Room, Aurora Town Hall Committee Members: Councillor Wendy Gaertner (Chair)* Lois Davies John Lenchak* Elaine Martini* Jo-anne Spitzer Marilyn Williams Members Absent: Alison Hughes (Vice Chair) Other Attendees: Gregory Peri, Accessibility Advisor Ishita Soneji, Deputy Town Clerk *Attended electronically _____________________________________________________________________ 1. Call to Order The Chair called the meeting to order at 7:08 p.m. 2. Land Acknowledgement The Committee acknowledged that the meeting took place on Anishinaabe lands, the traditional and treaty territory of the Chippewas of Georgina Island, recognizing the many other Nations whose presence here continues to this day, the special relationship the Chippewas have with the lands and waters of this territory, and that Aurora has shared responsibility for the stewardship of these Page 14 of 407 Accessibility Advisory Committee Meeting Minutes June 11, 2025 2 lands and waters. It was noted that Aurora is part of the treaty lands of the Mississaugas and Chippewas, recognized through Treaty #13 and the Williams Treaties of 1923. 3. Approval of the Agenda Moved by Jo-anne Spitzer Seconded by Marilyn Williams That the agenda as circulated by Legislative Services be approved. Carried 4. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 5. Receipt of the Minutes 5.1 Accessibility Advisory Committee Meeting Minutes of April 9, 2025 Moved by Marilyn Williams Seconded by Elaine Martini 1. That the Accessibility Advisory Committee meeting minutes of April 9, 2025, be received for information. Carried 6. Delegations None. 7. Matters for Consideration 7.1 Memorandum from Accessibility Advisor; Re: Site Plan Application SP- 2024-09 (Submission #2), 28 Sunday Drive Page 15 of 407 Accessibility Advisory Committee Meeting Minutes June 11, 2025 3 Staff provided an overview of the memorandum noting that the applicant has incorporated all suggestions and comments as suggested by the Committee previously. The Committee had no further suggestions or feedback. Moved by John Lenchak Seconded by Elaine Martini 1. That the memorandum regarding Site Plan Application SP-2024-09 (Submission #2) 28 Sunday Drive be received; and 2. That the Accessibility Advisory Committee comments regarding Site Plan Application SP-2024-09 (Submission #2) be received and referred to staff for consideration and further action as appropriate. Carried 7.2 Round Table Discussion; Re: Town of Aurora Multi-Year Accessibility Plan 2022 to 2026 Staff provided the following updates:  York Region Multi-Year Accessibility Plan roundtable including discussions on various topics such as the educational approach towards AODA going forward to go beyond minimum standards, how municipalities are achieving compliance requirements, funding required to achieve accessible standards across the board, and Ministry's approach in involving local and small organizations in educating and bringing awareness to achieve accessible standards  Accessibility Compliance Audit to the Province, response to a questionnaire from the Province was submitted in May with detailed overview and proof as requested, and now currently in the process to respond on further follow up questions. The Committee and staff discussed about the details of the questionnaire and the follow up requirements and next steps.  York Region Transit (YRT) Plan discussion with YRT staff indicated that 65% of current bus stops are accessible and are working Page 16 of 407 Accessibility Advisory Committee Meeting Minutes June 11, 2025 4 towards ensuring all bus stops are accessible. Further details were shared regarding training offered by YRT, and other services such as Mobility On-Request Paratransit to assist with public transit service. The Committee discussed and emphasized the need for local businesses, libraries and other public areas to keep YRT services contact information available for those individuals with accessible needs.  National Accessibility Awareness Week (NAAW) highlights of the events and activities that took place during NAAW including guest speaker, various drop-in and sport programs, sensory room and carts and presence of various community organizations showcasing their accessible programs The Committee inquired about the overall attendance at these programs and events and extended their appreciation to staff on the efforts for a successful week.  Town Wide Parking Study discussion with consultants highlighting the focus on improving parking in the downtown core, accessible and equitable access to residential street parking, maintaining barrier-free spots as per requirements, accessible EV parking, and signage to track accessible parking in public spaces Staff sought the Committee's feedback on the adequate evacuation means and shared the availability of evacuation chairs. The Committee and staff discussed about the use and function of the evacuation chairs, training required to ensure proper use in emergency situations, and the cost and maintenance of the chairs. The Committee requested that an overview of the incomplete items in the 2022-2026 Multi-Year Accessibility Plan be brought forward to a future meeting. Moved by John Lenchak Seconded by Elaine Martini Page 17 of 407 Accessibility Advisory Committee Meeting Minutes June 11, 2025 5 1. That the Accessibility Advisory Committee comments regarding the Town of Aurora Multi-Year Accessibility Plan 2022 to 2026 be received and referred to staff for consideration and action as appropriate. Carried 8. Informational Items None. 9. New Business None. 10. Adjournment Moved by John Lenchak Seconded by Elaine Martini That the meeting be adjourned at 9:02 p.m. Carried Page 18 of 407 Town of Aurora Environmental Advisory Committee Meeting Minutes Date: Time: Location: Monday, June 16, 2025 7 p.m. Holland Room, Aurora Town Hall Committee Members: Councillor Ron Weese (Chair) Victor Carvalho* Jason Cheng Angela Daust Leta Dayfoot Denis Heng Ken Turriff (Vice Chair) Members Absent: Shun Chen Alain Godin Other Attendees: Will Stover, Analyst, Energy and Climate Change Ishita Soneji, Deputy Town Clerk *Attended electronically ____________________________________________________________________ 1. Call to Order The Chair called the meeting to order at 7 p.m. 2. Land Acknowledgement The Committee acknowledged that the meeting took place on Anishinaabe lands, the traditional and treaty territory of the Chippewas of Georgina Island, recognizing the many other Nations whose presence here continues to this day, the special relationship the Chippewas have with the lands and waters of this territory, and that Aurora has shared responsibility for the stewardship of these lands and waters. It was noted that Aurora is part of the treaty lands of the Page 19 of 407 Environmental Advisory Committee Meeting Minutes June 16, 2025 2 Mississaugas and Chippewas, recognized through Treaty #13 and the Williams Treaties of 1923. 3. Approval of the Agenda Moved by Leta Dayfoot Seconded by Jason Cheng That the agenda as circulated by Legislative Services be approved. Carried 4. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 5. Receipt of the Minutes 5.1 Environmental Advisory Committee Meeting Minutes of May 12, 2025 Moved by Ken Turriff Seconded by Leta Dayfoot 1. That the Environmental Advisory Committee meeting minutes of May 12, 2025, be received for information. Carried 6. Delegations None. 7. Matters for Consideration 7.1 Memorandum from Analyst, Energy and Climate Change; Re: Overview of The Town’s Corporate Energy Management System Will Stover, Analyst, Energy and Climate Change presented an overview of the energy conservation and demand management plan highlighting the background, objectives, the milestones in creation of this plan, and details Page 20 of 407 Environmental Advisory Committee Meeting Minutes June 16, 2025 3 of the RET Screen software to gather, monitor and track data on corporate energy use for individual assets such as facilities including future expansion on the utilization of this tool to other corporate emission sources. The Committee and staff discussed about various aspects about the plan including the availability of the carbon emissions inventory online, details of the current corporate results and the current status based on 2050 targets. There was further discussion on means to represent the data in a simplified manner such that it is informative, shows comparisons and progress by asset type, and the future of the RET Screen portfolios and the application of the data. The Committee suggested that based on the RET Screen data, departments could collaborate to determine improvements to reduce GHG emissions. The Committee and staff further discussed about the means to improve outreach for Electronic Vehicle (EV) adoption through more awareness on the value of EVs, availability of EV chargers, and advocating for provincial and federal incentives. Moved by Jason Cheng Seconded by Leta Dayfoot 1. That the memorandum regarding Overview of The Town’s Corporate Energy Management System be received; and 2. That the Environmental Advisory Committee comments regarding Overview of The Town’s Corporate Energy Management System be received and referred to staff for consideration and further action as appropriate. Carried 8. Informational Items None. Page 21 of 407 Environmental Advisory Committee Meeting Minutes June 16, 2025 4 9. New Business The Committee noted about the availability of carbon emissions inventory in the GTHA and staff advised that this information is currently available with The Toronto Atmospheric Fund through taf.ca. The Committee referred to the changes coming to the blue box collection in 2026, in line with the new provincial regulations, and requested that more information be provided at the next meeting regarding the impacts. The Committee expressed grave concerns regarding Bills 5 and 17, noting the impact the bills would have on the Town's current resiliency plans and planning policies, Oak Ridges Moraine, heritage properties, endangered species, stormwater, water and wastewater capacities, and mature canopies. The Committee requested that more information regarding the following topics be brought forward to future meetings: impact of carbon emissions on mature tree canopies due to recent developments, climate change impacts on existing infrastructure in Aurora, and current state of invasive species including phragmites. 10. Adjournment Moved by Ken Turriff Seconded by Victor Carvalho That the meeting be adjourned at 8:34 p.m. Carried Page 22 of 407 Town of Aurora Finance Advisory Committee Meeting Minutes Date: Time: Location: Tuesday, June 17, 2025 5:45 p.m. Holland Room, Aurora Town Hall Committee Members: Mayor Tom Mrakas (Chair) Councillor Harold Kim Councillor Michael Thompson Other Attendees: Rachel Wainwright-van Kessel, Director, Finance Jason Gaertner, Manager, Financial Management Services Marco Ramunno, Director, Planning and Development Services Bill Jean, Manager, Code Review and Inspection* Lawrence Kuk, Manager, Development Planning Andrew Poray, Manager, Economic Development* Adam Robb, Manager, Policy Planning and Heritage* Linda Bottos, Council/Committee Coordinator *Attended electronically _____________________________________________________________________ 1. Call to Order The Chair called the meeting to order at 5:46 p.m. 2. Land Acknowledgement The Committee acknowledged that the meeting took place on Anishinaabe lands, the traditional and treaty territory of the Chippewas of Georgina Island, recognizing the many other Nations whose presence here continues to this day, the special relationship the Chippewas have with the lands and waters of this territory, and that Aurora has shared responsibility for the stewardship of these lands and waters. It was noted that Aurora is part of the treaty lands of the Mississaugas and Chippewas, recognized through Treaty #13 and the Williams Treaties of 1923. Page 23 of 407 Finance Advisory Committee Meeting Minutes June 17, 2025 2 3. Approval of the Agenda Moved by Councillor Kim Seconded by Councillor Thompson That the agenda as circulated by Legislative Services be approved. Carried 4. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 5. Receipt of the Minutes 5.1 Finance Advisory Committee Meeting Minutes of April 15, 2025 Moved by Councillor Thompson Seconded by Councillor Kim 1. That the Finance Advisory Committee meeting minutes of April 15, 2025, be received for information. Carried 6. Delegations None. 7. Matters for Consideration 7.1 Memorandum from Advisor, Financial Management; Re: Line by Line Budget Review of Planning and Development Services Staff provided a brief introduction. The Committee inquired about the budgeting, variances, and trends of various line items and staff provided clarification. Discussion items included staff vacancies and workload, the management of vacant positions for all departments, revenues higher or lower than anticipated and the forecasting process, overtime salaries forecast, FOI (freedom of information requests) expenses and revenues, and Official Plan Amendment and Zoning By-law Amendment revenues. Page 24 of 407 Finance Advisory Committee Meeting Minutes June 17, 2025 3 Moved by Councillor Thompson Seconded by Councillor Kim 1. That the memorandum regarding Line by Line Budget Review of Planning and Development Services be received; and 2. That the Finance Advisory Committee comments regarding Line by Line Budget Review of Planning and Development Services be received and referred to staff for consideration and further action as appropriate. Carried 8. New Business None. 9. Adjournment Moved by Councillor Kim Seconded by Councillor Thompson That the meeting be adjourned at 6:09 p.m. Carried Page 25 of 407 Town of Aurora Mayor's Golf Classic Funds Committee Meeting Minutes Date: Time: Location: Wednesday, August 20, 2025 10 a.m. Video Conference Committee Members: Angela Covert (Chair) Robert Gaby Manuel Veloso (Vice Chair) Ping Zhang Members Absent: Elia Elliott Other Attendees: Jason Gaertner, Manager, Financial Management Michael de Rond, Town Clerk _____________________________________________________________________ 1. Call to Order The Chair called the meeting to order at 10:01 a.m. 2. Land Acknowledgement The Committee acknowledged that the meeting took place on Anishinaabe lands, the traditional and treaty territory of the Chippewas of Georgina Island, recognizing the many other Nations whose presence here continues to this day, the special relationship the Chippewas have with the lands and waters of this territory, and that Aurora has shared responsibility for the stewardship of these lands and waters. It was noted that Aurora is part of the treaty lands of the Mississaugas and Chippewas, recognized through Treaty #13 and the Williams Treaties of 1923. Page 26 of 407 Mayor’s Golf Classic Funds Committee Meeting Minutes August 20, 2025 2 3. Approval of the Agenda Moved by Robert Gaby Seconded by Manuel Veloso That the agenda as circulated by Legislative Services be approved. Carried 4. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 5. Receipt of the Minutes 5.1 Mayor's Golf Classic Funds Committee Meeting Minutes of June 4, 2025 Moved by Manuel Veloso Seconded by Robert Gaby 1. That the Mayor's Golf Classic Funds Committee meeting minutes of June 4, 2025, be received for information. Carried 6. Delegations None 7. Matters for Consideration 7.1 Application from Sport Aurora; Re: All Kids Can Play Program Moved by Robert Gaby Seconded by Manuel Veloso 1. That the Application from Sport Aurora; Re: All Kids Can Play Program be received; and 2. That the Committee grant funding request in the amount of $5,000.00. Carried Page 27 of 407 Mayor’s Golf Classic Funds Committee Meeting Minutes August 20, 2025 3 7.2 Application from Hockey Ends Hunger; Re: Hockey Ends Hunger Initiative Moved by Ping Zhang Seconded by Robert Gaby 1. That the Application from Hockey Ends Hunger; Re: Hockey Ends Hunger Initiative be received; and 2. That the Committee grant funding request in the amount of $2,000.00. Carried 7.3 Application from One Canada Multicultural Alliance; Re: Funding for Lunar New Year Celebration Moved by Robert Gaby Seconded by Manuel Veloso 1. That the Application from One Canada Multicultural Alliance; Re: Funding for Lunar New Year Celebration be received; and 2. That the Committee grant funding request in the amount of $5,000.00. Carried 7.4 Application from Shadowpath Theatre Productions; Re: Funding for Apprenticeship Program Moved by Robert Gaby Seconded by Ping Zhang 1. That the Application from Shadowpath Theatre Productions; Re: Funding for Apprenticeship Program be deferred to the next meeting of the committee. Carried 7.5 Application from Victim Services York Region; Re: Funding for Project ANGEL Moved by Ping Zhang Seconded by Robert Gaby Page 28 of 407 Mayor’s Golf Classic Funds Committee Meeting Minutes August 20, 2025 4 1. That the Application from Victim Services York Region; Re: Funding for Project ANGEL be received; and 2. That the Committee grant funding request in the amount of $5,000.00. Carried 7.6 Application from Whiskey, Wine & MR Menswear Committee; Re: Funding for Event Moved by Robert Gaby Seconded by Ping Zhang 1. That the Application from Application from Whiskey, Wine & MR Menswear Committee; Re: Funding for Event be received; and 2. That the Committee grant funding request in the amount of $5,000.00. Carried 8. Informational Items None 9. New Business There was brief discussion regarding how some of the applications discussed earlier in the meeting fit into the funding guidelines of the Aurora Mayor's Charity Golf Fund. 10. Adjournment Moved by Ping Zhang Seconded by Robert Gaby That the meeting be adjourned at 11:22 a.m. Carried Page 29 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Information Report No. FIN2 5 -0 33 Subject: 2024 Grant Update Prepared by: Laura Sheardown, Financial Management Advisor Department: Finance Date: June 10, 2025 In accordance with the Procedure By-law, any Member of Council may request that this Information Report be placed on an upcoming Committee of the Whole or Council meeting agenda for discussion. Executive Summary The intent of this report is to provide Council with a summary of Aurora’s 2024 grant applications, as well as some of its grant applications currently under development. • The Town applied for $13.7M in grants during 2024 and has been successful in obtaining approvals for $5.5M so far • There are currently 11 grant opportunities under consideration for potential application submission • Additional resources will enable the Town to apply for more grant opportunities Background Grants are a regular source of much needed funding for the Town. Financial Management Services has the responsibility to continually monitor and seek out grant opportunities which would benefit the town. Staff from other departments support Finance in this responsibility by bringing forward grant opportunities relating to programs that they provide. Further, Financial Management plays a lead role in the active management of most Town grant agreements, ensuring that all reporting obligations are met as per their specific timelines. Staff have the delegated authority to submit grant applications for: Page 30 of 407 June 10, 2025 2 of 6 Report No. FIN25-033 • Programs that support services provided by the Town • Currently approved capital projects • Replacement or refurbishment of current capital assets that are within four years of recommended replacement or refurbishment The number of municipal grant opportunities has increased over the past years and shows little sign of slowing. This increase has been experienced from all channels including the federal and provincial governments, as well as the private sector. Analysis The Town applied for $13.7M in grants during 2024 and has been successful in obtaining approvals for $5.5M so far During 2024, staff worked on 33 grant files at different stages of their lives. At a high level, 46 percent of grants applied for have been completed with final reports filed and funding received by the town; nine percent have been approved and are in progress; 21 percent of applications submitted were not successful; 15 percent are still under review; and nine percent relate to 2025 projects. Figure 1 Summary of Grant Status Attachment #1 lists all the grant programs to which applications were submitted in 2024, including any that were approved. A status of each application is also provided. Page 31 of 407 June 10, 2025 3 of 6 Report No. FIN25-033 Please note that some grant applications may take several years to conclude from beginning to end. There are many steps in the life of a grant application which may include: • application research and development • application review and hopeful approval • execution of a grant agreement, if application successful • completion of associated work/activity • ongoing reporting to grant provider on progress • final receipt of grant funds Each grant program has individual eligibility requirements and funding priorities that must be met to ensure application success. There are currently 11 grant opportunities under consideration for potential application submission Staff are always searching for new grant opportunities from all sectors. Table 1 presents a summary of the current grant programs under consideration by the Town. Table 1 Grant Applications Currently Under Consideration or Development Organization Grant Description Active Transportation Funds initiatives that support the expansion and enhancement of active transportation infrastructure The Blanket Fund (Gord Downie & Chanie Wenjack Fund) Provides support for Indigenous cultural, artistic and educational activities Canadian Trees for Life Support the planting of native trees where Canadians live, work and play Community War Memorial Provides restoration funding of war memorials (Indigenous memorial) Greenbelt Foundation Eligible projects strengthen or protect the Greenbelt’s natural and agricultural systems Greening Action Partnership Fund Supports projects that enhance and rehabilitate natural areas creating a vibrant and sustainable York Region Green Municipal Fund – Municipal Fleet Electrification Funding to support the completion of a feasibility study for the electrification of Town vehicles Page 32 of 407 June 10, 2025 4 of 6 Report No. FIN25-033 Organization Grant Description Inclusive Communities Offers funding for the development of local age- friendly communities Invasive Phragmites Control Fund Provides financial support for the implementation of Phragmites prevention and control activities in Ontario Invasive Species Action Fund Provides financial support for a wide range of environmental initiatives, with a primary focus on environmental education and green space programs York Region Municipal Streetscape Partnership Program Funding for the implementation of streetscape and master plans by lower tier municipalities Staff continue to successfully leverage annual grant programs such as Canada Summer Jobs, Seniors Active Living Centres and Jumpstart. Additional resources will enable the Town to apply for more grant opportunities As the volume of available grant programs and the complexity and competition to access these programs continue to grow, the amount of effort necessary to monitor, apply and manage grant agreement obligations has grown substantially. At present, these responsibilities for the most part have rested with Financial Management Services division, representing one of many responsibilities for a Financial Management Advisor. The dedicated grant position that was approved as part of the 2025 Budget which will be filled in early July will greatly assist Financial Management in its grant management responsibilities. Advisory Committee Review Not applicable. Legal Considerations None. Page 33 of 407 June 10, 2025 5 of 6 Report No. FIN25-033 Financial Implications Grant funding has become an important source of funding for multiple program areas and asset replacement strategies. Increasing costs and declining development revenue have placed an even greater importance on alternative funding sources such as those offered through grant programs. In support of the Town’s maximization of its successful access to grant revenue opportunities, a new position dedicated to grant management was approved as part of the 2025 operating budget. Communications Considerations The Town of Aurora will use ‘inform’ as the level of engagement for this project. In order to inform, this report will be posted to the Town’s website. Climate Change Considerations The information contained within this report does not impact greenhouse gas emissions or impact climate change adaption. Link to Strategic Plan Applying for grant funding contributes to achieving the Strategic Plan guiding principle of ‘Leadership in Corporate Management’ and providing information reports improves transparency and accountability to the community. Alternative(s) to the Recommendation Not applicable. Conclusions The Town applied for funding from several different grant programs, successfully obtaining approval for $5.5M. Staff continue to explore grant opportunities to fund town operations and special projects, and to explore potential partnerships within the community. Attachments Attachment #1 – Summary of Grant Applications for 2024 Page 34 of 407 June 10, 2025 6 of 6 Report No. FIN25-033 Previous Reports None. Pre-submission Review Agenda Management Team review on May 22, 2025 Approvals Approved by Rachel Wainwright-van Kessel, CPA, CMA, Director, Finance Approved by Doug Nadorozny, Chief Administrative Officer Page 35 of 407 Summary of Grant Applications for 2024 Amount Requested Amount Approved Canada Summer Jobs Aurora - North summer position subsidy (2024) 283,259 53,323 Completed Canada Summer Jobs Aurora - North summer position subsidy (2025) 320,350 52,976 Approved for 2025 Canada Summer Jobs Aurora - South summer position subsidy (2025) 155,291 39,413 Completed Canada Summer Jobs Aurora - South summer position subsidy (2025) 201,627 tbd Application under review Celebrate Canada Canada Day Celebrations 2024 69,150 35,900 Completed Community Emergency Preparedness Modernization of Emergency Operations Centre 46,875 0 Not approved Community War Memorial Aurora War Memorial 100th Anniversary 23,650 tbd Application under review Digital Museums Aurora War Memorial 100th Anniversary 24,400 0 Not approved Enabling Accessibility Bringing Sledge Hockey to Aurora 85,996 0 Not approved EnAbling Change Implementation of Aurora's Recreation Plan for Persons with Disabilities 75,000 0 Not approved Enbridge - Municpal Action Plan Offer Support of the Town's Climate Action Plan 10,000 10,000 Completed Experience Ontario Winter Special Event support 20,000 20,000 Completed Federal Gas Tax (Canada Community Build Fund) Funding calculated by formula and applied to various Asset Management projects 1,978,474 1,978,474 Completed Green Municipal Fund Greener Homes Feasibility Study 174,420 174,420 Approved for 2025 Green Municipal Fund Growing Canopy 635,350 tbd Application under review Green and Inclusive Community Buildings Upgrades and imrpovements for AFLC 6,126,817 tbd Application under review Inclusive Community Town Park Renovation 60,000 0 Not approved Invasive Species Action Fund Dog Strangling Vine & Garlic Mustard 2,100 2,100 Completed Jumpstart Strong in Sport 2,500 2,500 Approved and in progress Lake Simcoe Region Conservation Authority Various storm water projects 882,880 882,880 Approved and in progress Museum Assistance Program - Access to Heritage Aurora War Memorial 100th Anniversary 33,000 tbd Application under review National AccessAbility Week AccessAbility Week 2024 Activities 65,040 0 Not approved National Safe Swimming Recovery Program Lifeguard training & course reimburesment 30,514 30,514 Completed New Horizons Connect and Learn with the Aurora Seniors Centre 23,125 23,125 Completed Older Adult Centres Association of Ontario Seniors Active Living Fair 2,500 2,500 Completed Ontario Community Infrastructure Fund Funding calculated by formula and applied to various Asset Management projects 1,985,334 1,985,334 Completed Participaction Skate with Pride and LeadHER Play Day 1,900 1,900 Completed RBC Foundation Community Infrastructure Fund Making Town Park Playground Accessible 200,000 0 Not approved Seniors Active Living Centres Seniors Centre Operating Grant - 2024 63,258 63,258 Completed Seniors Active Living Centres Seniors Centre Operating Grant - 2025 100,000 100,000 Approved for 2025 Seniors Community Grant Fitness & Healthy Living Apprenticeship Program 25,000 25,000 Completed York Tourism Fund CONTACT Photography Display 5,000 5,000 Completed Young Canada Works Museum internship 15,000 15,000 Approved and in progress 13,727,810 5,503,617 Grant Program Project Description Grant Value ($)Status Page 36 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Information Report No. FIN25-034 Subject: 2024 Year End Development Charges Statement Prepared by: Sandeep Dhillon Senion Financial Management Advisor Department: Finance Date: June 10, 2025 In accordance with the Procedure By-law, any Member of Council may request that this Information Report be placed on an upcoming Committee of the Whole or Council meeting agenda for discussion. Executive Summary As required under the Development Charges Act, 1997, S.O. 1997 as amended (the ‘DC Act’), this report provides a year end summary of development charge activity and reserve balances. • Development charges are imposed by the Town of Aurora to recover growth- related capital costs as determined under the Development Charges Act • The Town of Aurora’s development charge reserves total a net balance of $19.03 million as of December 31, 2024 • The Town of Aurora collected a total of $6.29 million in development charges during 2024 • Developers have committed to construct $7.01 million of development charge eligible projects on the Town’s behalf as of December 31, 2024 • The Town has fully spent or allocated its opening road, water and wastewater opening reserve balances in 2024 • The Town replaced $0.4 million in exempted development charge revenue in 2024 from non-DC funding sources Page 37 of 407 June 10, 2025 2 of 6 Report No. FIN25-034 Background Development charges are imposed to recover growth-related capital costs as determined under the Development Charges Act Development charges (DCs) are imposed by the Town of Aurora to recover growth- related capital costs from both residential and non-residential developments as determined under the Development Charges (DC) Act. More specifically, these growth- related costs relate to investments that are necessary for the town to maintain its existing levels of service to a growing community. Any investments resulting in a level of service increase are ineligible for recovery through DCs. As required under the DC Act, all collected DCs are held in a separate reserve fund until spent. The DC Act outlines specific reporting requirements for DC reserve funds. Section 33 and 43 of the DC Act requires that: • A municipality that passed a DC By-law shall establish a separate reserve fund for each service to which the DC relates and fund only eligible capital costs • The Treasurer of the municipality shall provide Council with a financial statement relating to the DC By-law and reserve funds established As per the amended DC Act, municipalities are required to spend or allocate at least 60 percent of their collected but unused DC reserve funds at the beginning of each year for its services related to a highway (roads), water, wastewater, and any other prescribed services (the town does not have any other services of this nature). This DC financial statement requires the identification of all other sources of funding applied to each project that is funded by DCs and a detailed summary of the activities relating to each DC reserve fund for the year. Analysis The Town of Aurora’s development charge reserves total a net balance of $19.03 million as of December 31, 2024 As of December 31, 2024, Aurora’s overall consolidated DC reserve fund balance was $19.03 million as shown under Part I of the Development Charges Reserve Fund Statement presented under Attachment #1. Of note, the Fire Services and the Parks and Recreation DC reserve balances are currently in an overdrawn position. If a reserve is in an overdrawn position, it is effectively borrowing funds from DC reserves with positive Page 38 of 407 June 10, 2025 3 of 6 Report No. FIN25-034 balances. Interest is charged for any internal borrowing between DC reserves in accordance with the DC Act. For simplicity, the individual internal borrowing accounts are not shown on Part I. These overdrawn funds will be recovered through future DC collections. Part II of the Development Charge Statement can be found under Attachment #2 which details how the Town’s DC reserve fund monies were spent for both operational and capital needs. The Town of Aurora collected a total of $6.29 million in development charges during 2024 As detailed under Attachment #1, the Town collected a total of $6.29 million in new development charge revenues in 2024, well under the $16.9 million annual average projected by the Town’s 2024 DC Study. Numerous legislative changes and present economic conditions have negatively impacted the Town’s actual development charge collections. As a result of DC fund availability, some planned growth infrastructure may need to be deferred or financed. Developers have committed to construct $7.01 million of development charge eligible projects on the Town’s behalf as of December 31, 2024 Part III of Aurora’s Development Charge Statement can be found under Attachment #3. Part III presents a schedule of continuity for all outstanding DC credit agreements. DC credits arise from agreements with developers to construct DC eligible infrastructure on behalf of the town. Such projects may include upsizing a sewer inside their subdivision, building a park or trail, or other eligible work outside of the subdivision lands. Developers are required to pay the full applicable development charges payable relating to their development. The Town will only reimburse a developer for the provision of agreed upon works upon receipt of written confirmation of the acceptable completion of the previously agreed upon specified works from Engineering, Parks or Operational Services depending upon the nature of the completed works. In some instances, a developer’s eligible reimbursement may be funded from an alternative funding source(s) as per the provided new infrastructure’s eligibility for DC cost recovery. The Town has fully spent or allocated its opening road, water and wastewater opening reserve balances in 2024 Part IV of the Town of Aurora’s Development Charge Statement provides a summary of its allocation of opening water, wastewater and road development charge reserve balances. This schedule can be found under Attachment #4. Page 39 of 407 June 10, 2025 4 of 6 Report No. FIN25-034 In the absence of further legislative direction, the town like most other Ontario municipalities has included all of its planned eligible capital requirements for the next 10 years as part of its spent or allocated amount. As can be seen from this schedule, the town’s present DC allocations well exceed its established 60 percent minimum targets. Any listed allocations that do not include a project number represent planned projects that either have not had a project number assigned to them, or they are being provided by a developer on the Town’s behalf. The Town replaced $0.4 million in exempted development charge revenue in 2024 from non-DC funding sources Section 5(6)3 of the DCA notes that lost revenue resulting exemptions, phased DCs, or discounts may not be made up through higher DCs from Other Developments. Meaning these lost development charges cannot be replaced by development charges collected from other development; as a result, these revenues must be replaced by non-DC funding sources. DC exemptions may be statutory or non-statutory in nature. Examples of statutory DC exemptions include, public school/hospital development, surface area of swimming pools or playing surfaces, fire stations, municipal buildings, additions or expansion of industrial/commercial/institutional space of less than 50 percent of original GFA, up to two additional residential units, or rental unit discounts. Examples of non-statutory DC exemptions include development of a place of worship, up to a maximum of office space, non-residential accessory structures less than 100 m2 not being subject to DCs, DC rebate for first time home buyers. As presented by the Part V - Development Charge Exemption Summary under attachment #5, the Town lost a total of $0.4 million due to DC exemptions. This revenue loss was replaced through an equivalent transfer from the Tax Rate Stabilization reserve. Advisory Committee Review Not applicable Legal Considerations This report fulfills the statutory reporting requirements of the Development Charges Act. Page 40 of 407 June 10, 2025 5 of 6 Report No. FIN25-034 Financial Implications As noted above, in some instances to maintain a consistent level of service to a growing community, the Town has proactively invested in growth infrastructure ahead of its cost recovering development charges revenues. To do this, it uses bridge financing that is repaid through this work’s intended development charge revenue funding source. Bridge financing may take the form of internal or external debt. Staff will assess the most advantageous form of debt to be used in each instance where bridge financing is required. Staff will strive to ensure that all DC service balances reach a positive position within five to seven years through the collection of ongoing development charges and the prudent management of available funds. An important success factor will be the Town staying true to its identified DC study requirements. Communications Considerations The Town of Aurora will inform residents about the information contained within this report by posting it to the Town’s website. Climate Change Considerations The information contained within this report does not impact greenhouse gas emissions or impact climate change adaptation. Link to Strategic Plan Reporting on Development Charge Reserve Funds contributes to achieving the Strategic Plan guiding principle of ‘Leadership in Corporate Management’ and improves transparency and accountability to the community. Alternative(s) to the Recommendation Not applicable. Conclusions The 2024 Development Charges Reserve Fund Statement presented in this report satisfies the Town’s reporting obligation pursuant to the Development Charges Act. Page 41 of 407 June 10, 2025 6 of 6 Report No. FIN25-034 Attachments Attachment #1 – Development Charges Reserve Fund Statement – Part I Attachment #2 – Development Charges Reserve Fund Statement – Part II Attachment #3 – Development Charges Reserve Fund Statement – Part III Attachment #4 – Development Charges Reserve Fund Statement – Part IV Attachment #5 – Development Charges Reserve Fund Statement – Part V Previous Reports None. Pre-submission Review Agenda Management Team review on May 22, 2025 Approvals Approved by Rachel Wainwright-van Kessel, CPA, CMA, Director, Finance Approved by Doug Nadorozny, Chief Administrative Officer Page 42 of 407 Fire Services Parks & Recreation Libraary Services Municipal Parking Services* General Government (Studies) Roads and Related Wastewater Services Water Services Opening Balance - January 1st (2,203,289.42) 3,069,440.60 1,974,145.67 430,965.08 442,870.01 14,357,160.48 1,750,280.94 1,364,768.35 21,186,341.71 Add: Development Charges Collected 246,106.54 1,368,700.74 176,763.21 - 112,756.06 3,560,178.48 462,520.61 367,656.72 6,294,682.36 Less: DC Credits Paid in year - - - - - - - - - DC Refunds Issued - - - - - - - - - Add: Interest Earned (Charged)(96,891.00) 113,210.00 92,814.00 19,393.00 22,466.00 726,176.00 89,169.00 69,687.00 1,036,024.00 Less: Expenditures in year (Part II)(6,890.84) (6,260,839.40) (2,175,400.00) (20,891.33) (222,301.99) (805,706.04) - - (9,492,029.60) Closing Development Charge Balance (2,060,964.72) (1,709,488.06) 68,322.88 429,466.75 355,790.08 17,837,808.92 2,301,970.55 1,802,112.07 19,025,018.47 * Legacy balance only, this service is no longer eligible for recovery through development charges PART I - Development Charge Balance Town of Aurora Development Charges Reserve Fund Statement Year Ended December 31, 2024 General Services Engineering Services Total Page 43 of 407 Fire Services Parks & Recreation Libraary Services Municipal Parking Services General Government (Studies) Roads and Related Wastewater Services Water Services Funding Transferred to Operating Budget for Specific Purposes: Fire Services Invoice (6,890.84) (6,890.84) N/A (6,890.84) SARC Debenture Funding (320,543.00) (320,543.00) N/A (320,543.00) SARC Gym CLOC Interest (40,083.00) (40,083.00) N/A (40,083.00) Town Square CLOC Interest (185,300.00) (185,300.00) N/A (185,300.00) Hallmark Debenture Funding (218,490.00) (218,490.00) N/A (218,490.00) JOC Debenture Funding - N/A - Landscape Architects (development related)(115,600.00) (115,600.00) N/A (115,600.00) Total Operating Budget Allocations (6,890.84) (880,016.00) - - - - - - (886,906.84) - (886,906.84) Funding Transferred to Capital Projects: GN0085 WILDLIFE PARK PHASE 1TO4 (1,446,896.17) (1,446,896.17) (1,446,896.17) GN0089 TRAIL CONSTN COUTTS/PANDOLFO DEV (5,586.50) (5,586.50) (620.86) (6,207.36) GN0097 NON PROGRAMMED PARK IN 2C (973,879.58) (973,879.58) (969,369.70) (1,943,249.28) GN0129 MATTAMY PHASE 4/5 TRAIL (10,317.97) (10,317.97) (1,146.44) (11,464.41) GN0159 TRAIL DESIGN (DEVELOPMENT NORTH OF ST. JOHNS AT YONGE ST)(8,761.54) (8,761.54) (8,761.54) GN0071 JOC ADDITIONAL WORK (977.47) (977.47) (977.47) GN0160 TREE INVENTORY (2024)(13,743.59) (13,743.59) (1,520.41) (15,264.00) GN0074 SARC GYMNASIUM (1,324,630.58) (1,324,630.58) (97,095.20) (1,421,725.78) AURORA (HGD) INC. (DC Credit for work performed on Town's behalf)(1,596,030.00) (1,596,030.00) (1,596,030.00) GN0110 AURORA TOWN SQUARE (2,175,400.00) (2,175,400.00) (7,730,099.15) (9,905,499.15) GN0165 15217 YONGE STREET LAND ACQUISITION (20,891.33) (20,891.33) (20,891.33) (41,782.66) SO0027 ACTIVE TRANSPORTATION (45,301.80) (45,301.80) (45,301.80) SO0059 DC BACKGROUND STUDY \- 2024 (31,629.29) (31,629.29) (6,800.00) (38,429.29) SO0044 GROWTH\-RELATED STUDIES (17,223.55) (17,223.55) (8,091.74) (25,315.29) SO0061 SALT MANAGEMENT PLAN UPDATE (42,823.62) (42,823.62) (69,686.90) (112,510.52) SO0062 WASTEWATER HYDRAULIC MODEL (2023)(39,416.74) (39,416.74) (39,416.74) SO0067 WATER HYDRAULIC MODEL (29,734.27) (29,734.27) (29,734.27) SO0078 TOWN\-WIDE PARKING STUDY (16,172.72) (16,172.72) (16,172.72) GN0045 PED CROSSINGS PER DC STUDY (89,918.24) (89,918.24) (89,918.24) GN0046 TRAFFIC CALMING PER DC STUDY (23,928.47) (23,928.47) (2,130.13) (26,058.60) GN0112 CONSTRUCTION OF A LAYBY LANE ON TECUMSEH (116,789.54) (116,789.54) (4,320.99) (121,110.53) GN0124 SIDEWALK\- EDWARD/ 100M E OF YONGE\-DUNNING (172,806.01) (172,806.01) (1,476.24) (174,282.25) GN0137 GENERAL-SUV (ROADS TECHNICIAN \- NEW)(65,299.66) (65,299.66) (65,299.66) GN0138 GENERAL-TRAFFIC CONTROL SIGNALS AT WELLINGTON ST. EAST (134,647.10) (134,647.10) (221,516.12) (356,163.22) GN0153 WINTER ROAD MONITORING SYSTEM (47,884.56) (47,884.56) (47,884.56) GN0155 TRUCK (FLEX SUPERVISOR \- ROADS/PARKS \- NEW)(65,017.82) (65,017.82) (65,017.82) GN0156 PARKS \- 3/4 TON TRUCK (NEW)(73,157.69) (73,157.69) (73,157.69) GN0163 ACTIVE TRANSPORTATION FACILITIES \- YONGE ST \- BLOOMINGTON TO GO BRIDGE BOTH SIDES (39,762.95) (39,762.95) (4,216.20) (43,979.15) GN0071 JOC ADDITIONAL WORK (3,774.25) (3,774.25) (3,774.25) - - Funds Returned to Source: GN0056 LESLIE,N OF WELLGNT TO TOWN LIMIT SW 27,280.25 27,280.25 27,280.25 Total Capital Project Allocations - (5,380,823.40) (2,175,400.00) (20,891.33) (222,301.99) (805,706.04) - - (8,605,122.76) (9,138,981.41) (17,744,104.17) Total DC Investments (6,890.84) (6,260,839.40) (2,175,400.00) (20,891.33) (222,301.99) (805,706.04) - - (9,492,029.60) (9,138,981.41) (18,631,011.01) PART II - Expenditures from Development Charges Town of Aurora Development Charges Reserve Fund Statement Year Ended December 31, 2024 General Services Engineering Services Total DC Funding Other Non-DC Funding Total Funding Page 44 of 407 Year Project Balance Opening New Credits Agreed Amount Paid Date Paid Cr. Not Used Ending Balance 2015 Aurora (HGD) Inc. - Highland Gate - Phase 1 Trail system 99,900 99,900 2015 Shimvest 2C Water Supply and Distribution Watermain 136,103 136,103 Waste Water Wastewater 245,467 245,467 2017 Mattamy (Aurora) Limited Phase 5 Parks Development Trail System 23,450 23,450 2017 BG Properties res condo Yonge St.Parks Development Trail system 22,200 22,200 2020 SmartCentres Road & Related Road oversizing 493,788 493,788 2020 SmartCentres Water Supply and Distribution Watermain oversizing 124,000 124,000 2020 SmartCentres Road & Related Sidewalks, pathways, illumination 318,755 318,755 2021 Aurora (HGD) Inc. - Highland Gate - Phase 2A Parks, Trails, Landscape Works 1,596,030 (1,596,030) Jan. 24, 2024 - 2021 Aurora (HGD) Inc. - Highland Gate - Phase 2B Parks, Trails, Landscape Works 464,767 464,767 2023 Aurora (HGD) Inc. - Highland Gate - Phase 3 Parks, Trails, Landscape Works 424,129 424,129 2023 Aurora (HGD) Inc. - Highland Gate - Phase 4 Parks, Trails, Landscape Works 655,436 655,436 2024 Aurora (HGD) Inc. - Highland Gate - Phase 6 Parks Development Parks, Trails, Landscape Works - 2,311,338 2,311,338 2024 Ambria (Bloomington) Ltd. (SUB-2017-03)External Sani Line Wastewater - 78,548 78,548 Connection to Regional Sani Line Wastewater - 29,973 29,973 External watermain on Old Bloomington Water - 1,237,575 1,237,575 Multi Use Pathway on Bloomington Rd Road, sidewalks - 233,347 233,347 2024 Shining Hill Estates Collection Inc. (SUB-2021-01)Parks Development Parks, Trails, Landscape Works - 107,175 107,175 Total 4,604,025 3,997,956.75 (1,596,030) - - 7,005,952 Waste Water 353,989 Water Supply and Distribution 1,497,678 Parks & Recreation 4,108,395 Roads and Related 1,045,890 Total Outstanding 7,005,952 PART III - Development Charge Credits Continuity Town of Aurora Development Charges Reserve Fund Statement Year Ended December 31, 2024 Type DC Credit Purpose Parks & Recreation Parks & Recreation Parks & Recreation Parks & Recreation Parks & Recreation Page 45 of 407 Balance of Reserve at Beginning of year:1,364,768.35 Minimum Required Allocation (60 percent):818,861.01 Projects to Which Funding Will Be Allocated: Project Number Project Name Future Funding Current Year Funding Allocated to Date n/a Hallgrove/Smart Centre - North/South Collector 350,000.00 - 350,000.00 n/a Provision for Water Mains 4,875,000.00 - 4,875,000.00 n/a Old Bloomington Watermain 1,267,500.00 - 1,267,500.00 Total 6,492,500.00 - 6,492,500.00 Balance of Reserve at Beginning of year:1,750,280.94 Minimum Required Allocation (60 percent):1,050,168.56 Projects to Which Funding Will Be Allocated: Project Number Project Name Future Funding Current Year Funding Allocated to Date n/a Yonge St. Sani Sewer Rehab & Streetscape Detailed Design 64,800.00 - 64,800.00 n/a I/I Reduction Program 1,750,000.00 - 1,750,000.00 n/a Old Bloomington Watermain 1,267,500.00 - 1,267,500.00 n/a Provision for Wastewater Mains 4,800,000.00 - 4,800,000.00 n/a Old Bloomington Sanitary Sewer 672,000.00 - 672,000.00 Total 8,554,300.00 - 3,082,300.00 Balance of Reserve at Beginning of year:14,357,160.48 Minimum Required Allocation (60 percent):8,614,296.29 Projects to Which Funding Will be Allocated Project Number Project Name Future Funding Current Year Funding Allocated to Date GN0045 PED CROSSINGS PER DC STUDY - 89,918.24 89,918.24 GN0112 TRAFFIC CALMING PER DC STUDY - 23,928.47 23,928.47 GN0124 CONSTRUCTION OF A LAYBY LANE ON TECUMSEH - 116,789.54 116,789.54 GN0137 SIDEWALK\- EDWARD/ 100M E OF YONGE\-DUNNING - 172,806.01 172,806.01 GN0138 GENERAL-SUV (ROADS TECHNICIAN \- NEW)- 65,299.66 65,299.66 GN0153 GENERAL-TRAFFIC CONTROL SIGNALS AT WELLINGTON ST. EAST - 134,647.10 134,647.10 GN0155 WINTER ROAD MONITORING SYSTEM - 47,884.56 47,884.56 GN0156 TRUCK (FLEX SUPERVISOR \- ROADS/PARKS \- NEW)- 65,017.82 65,017.82 GN0163 PARKS \- 3/4 TON TRUCK (NEW)- 73,157.69 73,157.69 GN0056 ACTIVE TRANSPORTATION FACILITIES \- YONGE ST \- BLOOMINGTON TO GO BRIDGE BOTH SIDES - 39,762.95 39,762.95 GN0071 JOC ADDITIONAL WORK - 3,774.25 3,774.25 GN-F-0009 COUSINS DRIVE PEDESTRIAN UNDERPASS 6,654,100.00 - 6,654,100.00 GN-F-0043:GN-F-0043: UNDERPASS (DEVELOPMENT NORTH OF ST. JOHNS AT YONGE ST)2,400,000.00 - 2,400,000.00 GN-F-0031:GN-F-0031: GRADE CROSSING AT BAYVIEW/RICKARD 1,500,000.00 - 1,500,000.00 GN-F-0033:GN-F-0033: GRADE SEPERATED CROSSING YONGE ST AT ELDERBERRY 1,204,800.00 - 1,204,800.00 GN-F-0036:GN-F-0036: GRADE SEPARATED CROSSING BAYVIEW AVE AT BEACON HAL 1,154,050.00 - 1,154,050.00 GN-F-0075:GN-F-0075: ELECTRIC VEHICLE INFRASTRUCTURE 105,000.00 - 105,000.00 GN-F-0084:GN-F-0084: ACTIVE TRANSPORATION ROUTE DEVELOPMENT 747,500.00 - 747,500.00 GN-F-0022:GN-F-0022: S/W - BAYVIEW AVE - ST JOHN'S TO N TOWN LIMIT 338,850.00 - 338,850.00 GN-F-0024:GN-F-0024: S/W- YONGE- S OF HENDERSON TO IND. PKWY S 498,100.00 - 498,100.00 Total 14,602,400.00 832,986.29 15,435,386.29 Water Development Charges Wastewater Water Development Charges Roads and Related Development Charges PART IV - Development Charge Reserve Balance Allocations Town of Aurora Development Charges Reserve Fund Statement Year Ended December 31, 2024 Page 46 of 407 Development AddressDevelopment AccplicationType of Exemption No. Units / GFATotal DC ExemptionOther NotesGottardo Hotel & Resort 175 Eric T Smith Way SP-2023-03 Pool Surface Area 295.1 sqm 19,246.42$ FullUnits 9-13 Addition to original 115 Addison Hall Circle50% Additional ICI GFA 425.9 sqm 25,745.66$ FullAddison Hall Addition to original 155 Addison Hall Circle50% Additional ICI GFA 242 sqm 14,628.90$ FullHunzach Group Holdings Inc. 24 Desjardins Way SP-2024-04Baseball playing surface area1,798.20 sqm 143,550.31$ FullGiusticon Contracting Inc. 125 Engelhard Dr. SP-2019-1150% Additional ICI GFA2,525 sqm 201,570.75$ Full TotalOpening Balance -$ 2024 Exemptions 404,742.04$ Alternative Funding Sources: Tax Rate Stabilization Reserve (404,742.04)$ Growth & New Reserve -$ Other -$ Ending Closing -$ PART V - Development Charge Exemption SummaryTown of AuroraDevelopment Charges Reserve Fund StatementYear Ended December 31, 2024Page 47 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Information Report No. PDS2 5 -0 61 Subject: 2024 Building Division Annual Report Prepared by: Wm. Jean, Manager – Building Division/CBO Department: Planning and Development Services Date: June 10, 2025 In accordance with the Procedure By-law, any Member of Council may request that this Information Report be placed on an upcoming Committee of the Whole or Council meeting agenda for discussion. Executive Summary The purpose of this report is to provide Council with information regarding revenues and expenditures associated with administering and enforcing the Building Code Act, 1992 for the year 2024, as well to provide information on recent activities of the Building Division. • Section 7(5) of the Building Code Act, 1992 requires the Building Division to make its report available to the public • Background The Building Division conducted an In-House review of its building permit fees in 2024. Background In accordance with Section 7(4) of the Building Code Act, 1992 (the “Act”) the Building Division is required to report annually on the fees and costs of administering the Building Division. This information has historically been published on the Town’s Building Division website. Page 48 of 407 June 10, 2025 2 of 5 Report No. PDS25-061 Analysis Section 7(5) of the Building Code Act, 1992 requires the Building Division to make its report available to the public The Building Division Annual Building Report consists of three components: Total fees collected, direct and indirect costs and finally the balance to the Building Reserve Fund. Total Fees Collected: This refers to revenues generated from building permit fees. This does not include revenues generated from other sources such as fines. Direct and Indirect Costs: The second component of the annual report sets out the direct and indirect costs of administration and enforcement of the Act. Direct costs are the costs of the Building Division itself, while indirect costs are for the services provided to the Building Division by other Departments within the Town. Also, included in the indirect costs is the cost of the services provided by the York Region Fire Services for their review and inspection of certain fire related components of a building. Reserve Funds: The final component of the report includes information on the Reserve Fund. Reserves are created when the total fees received exceed the total direct and indirect costs for the year. Reserve Funds are intended to be set aside to offset costs in years where the building fee revenues are less than the cost of delivering the Building Division service. The following Building fees and costs occurred during the 2024 calendar year: Total Building Permit Fees and associated administrative fees $1,879,844 Total Direct Costs to administer/enforce the Act $1,634,098 Total Indirect Costs to administer/enforce the Act $865,128 While building activities remained healthy for 2024 in the ICI Sector, the numbers fell substantially from the previous year for residential construction. Commercial and Industrial building permits increased in 2024 due to the developments in Employment Business Parks. Total new number of Residential Dwelling Units issued for 2023 - 312 Total new number of Residential Dwelling Units issued for 2024 - 115 Total number of Building Permits issued for 2023 - 1134 Total number of Building Permits issued for 2024 - 814 Page 49 of 407 June 10, 2025 3 of 5 Report No. PDS25-061 Total Construction Value for 2023 - $655,602,493 Total Construction Value for 2024 - $342,772,686 Statistics showing construction activity and construction value for the years 2017-2024 are presented in Attachment 1. The Building Division conducted an In-House review of its building permit fees in 2024. The Chief Building Official conducted a review of its building permit fees. The previous building permit fee review study was performed in 2018 by the Chief Building Official. The main objective of the building permit fee review is to substantiate the full costs of service (i.e., administering and enforcing the Building Code). The full cost assessment includes direct, indirect, and capital costs. The fees assessed are to recover the full cost of service, provide for the sustainable delivery of service, and mitigate the potential funding burden on property taxes. The Act governs fees related to the administration and enforcement activities under the authority of the Building Code. An activity-based costing (A.B.C.) model was used to assess the current fees. After reviewing the current fees, it was found that they are comparable with municipalities in Ontario. Advisory Committee Review None Legal Considerations Subsection 7(4) of the Act requires that every 12 months, a report must be prepared that contains information about the fees collected by the Town for building permit applications, maintenance inspections and other similar fees, and the costs of the Town to administer and enforce this Act in its area of jurisdiction. The Town is required to make this report available to the public. Financial Implications As required under the Act, the Building Division’s operations are financially self- sustainable and consequently do not impact to the Town’s operating budget. Building Services’ reserve balance remained healthy as of the end of 2024 containing a balance of $6,015,256 or approximately 2.4 times the Division’s annual gross operating Page 50 of 407 June 10, 2025 4 of 5 Report No. PDS25-061 requirements. However, it is necessary to draw from the Reserve as there was a deficit of $619,382 for the year 2024. Communications Considerations The 2024 Building Division Annual Report will be presented to Council for information and posted on the Town’s web site in accordance with the requirements of the Act. Climate Change Considerations The recommendations in this report do not impact the Town’s ability to adapt to a changing climate. Link to Strategic Plan This report supports the Strategic Plan goal of Support an Exceptional Quality of Life for its residents by ensuring safe and accessible buildings in compliance with the Act and its regulations. Alternative(s) to the Recommendation None Conclusions The 2024 Building Division Annual Report is presented to Council in order in accordance with the requirements of the Act. Building Services’ reserve balance remained healthy at of the end of 2024. A review of the Building Division’s building permit fee was conducted, and the findings indicate that the current fee schedule is satisfactory and in line with other Ontario municipalities including the York Region municipalities. Attachments Attachment 1- 2024 Building Division Annual Report Page 51 of 407 June 10, 2025 5 of 5 Report No. PDS25-061 Previous Reports PDS21-094 – 2020 Building Division Annual Report PDS22-091 – 2021 Building Division Annual Report PDS23-064 – 2022 Building Division Annual Report PDS24-091 – 2023 Building Division Annual Report Pre-submission Review Agenda Management Team review on May 22, 2025 Approvals Approved by Marco Ramunno, MCIP, RPP, Director, Planning & Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 52 of 407 Attachment 1 TOWN OF AURORA- PLANNING & DEVELOPMENT SERVICES- BUILDING DIVISION 2024 ANNUAL REPORT Page 53 of 407 TABLE OF CONTENTS 1. Building Division Overview 2. 2024 Building Division Financial Report 3. Total Number of Permits 4. Total Construction Value 5. Total Residential Units Created 6. Residential Units Created by Type 7. Construction Value by Type 8. Quantity of Complaints Page 54 of 407 1. Building Division Overview The Town of Aurora’s Building Division is responsible for the administration and inspection of all new construction within the town. The main function of the Division is to protect lives by ensuring buildings are constructed to meet the health and safety provisions of the Ontario Building Code, the Building Code Act, the Building By-law, and other applicable laws and standards. The Building Division is responsible for the enforcement of the Code to protect the health, safety, and welfare of the public and building occupants. The Building Code Act, 1992 and the Ontario Building Code (OBC) apply to all new buildings, demolitions, and changes of use. They also apply to septic systems that have a sewage design capacity of up to 10,000 litres per day. The act and the regulation exist to promote the safety and accessibility of buildings that are: x Being constructed x Being renovated x Undergoing a change of use The Building Division conducted an In-House review of its building permit fees in 2024. The Chief Building Official conducted a review of its building permit fees. The previous building permit fee review study was performed in 2018 by the Chief Building Official. The main objective of the building permit fee review is to substantiate the full costs of service (i.e., administering and enforcing the Building Code). The full cost assessment includes direct, indirect, and capital costs. The fees assessed are to recover the full cost of service, provide for the sustainable delivery of service, and mitigate the potential funding burden on property taxes. The Ontario Building Code Act governs fees related to the administration and enforcement activities under the authority of the Building Code. An activity-based costing (A.B.C.) model was used to assess the current fees. After reviewing the current fees, it was found that they are comparable with municipalities in Ontario. Page 55 of 407 2. 2024 Building Division Financial Report For the Year Ended December 31,2024 With Comparative Amounts for 2023 Prior Year 2023 Current Year 2024 REVENUES Permit Fees 2,398,591 1,842,618 Certification Fees 28,641 29,201 Other Income 6,629 8,025 TOTAL REVENUE 2,433,861 1,879,844 COSTS Direct Salaries $ Benefits 1,565,500 1,590,275 Office Supplies 2,646 2,930 Courses & Seminars 3,047 5,360 Mileage 16,676 20,703 Cellular Charges 1,727 2,050 Consulting Services 272 12,780 Total Direct Costs 1,589,868 1,634,098 Indirect Meeting Expenses 63 144 Subscriptions - 7,701 Office Equipment 966 1,460 Clothing Allowance 2,299 2,190 Corporate Overhead 688,900 727,900 Fire Department Review 100,000 100,000 Bank Charges 23,930 18,331 Memberships 6,755 2,231 Photocopy Charges 6,990 5,171 Total Indirect Costs 829,903 865,128 Page 56 of 407 TOTAL Costs 2,419,771 2,499,226 SURPLUS / (DEFICIT) for the Year 14,090 (619,382) Transfers (To) / From Reserves (14,090) 619,382 RESERVE FUND BALANCE AT Beginning of Year 6,350,270 6,523,025 Annual Funding Requirement - - Annual Clearing of Net Revenue 14,090 (619,382) Contribution to Capital (74,648)(10,842) Interest Income on Reserve Fund Balance 233,313 122,455 RESERVE FUND BALANCE AT End of Year 6,523,025 6,015,256 Statement Prepared By Town of Aurora Finance Staff Rachel Wainwright-van Kessel,t-, CPA, CMAg Director, Finance, Treasurer April 30, 2025 hlWi iht KK lt Page 57 of 407 Chart is based on data from January to December. Chart is based on data from January to December. Chart is based on data from January 1, 2024 to December 31, 2024. 1499 1126 1096 966 1373 1190 1134 814 0 200 400 600 800 1000 1200 1400 1600 2017 2018 2019 2020 2021 2022 2023 2024 3. Total Number of Permits 283 235 224 187 319 320 312 112 0 50 100 150 200 250 300 350 2017 2018 2019 2020 2021 2022 2023 2024 4. Total Residental Units $316,616,413 $236,882,490 $414,165,280 $232,355,698 $636,169,482 $565,239,806 $655,602,493 $342,772,686 $0 $100,000,000 $200,000,000 $300,000,000 $400,000,000 $500,000,000 $600,000,000 $700,000,000 2017 2018 2019 2020 2021 2022 2023 2024 5. Construction Value Page 58 of 407 Chart is based on data from January to December. Chart is based on data from January 1, 2024 to December 31, 2024. Chart is based on data from January 1, 2024 to December 31, 2024. Single, Detached 63 Apartment 3 Secondary Suites, 43 Third Suite, 3 6. Residential Units Created By Type (2024) Residential, $232,356,426 Industrial, $70,124,939 Institution, $2,093,540 Commercial, $38,197,781 7. Construction Value By Type (2024) 140 107 97 85 105 101 93 121 0 20 40 60 80 100 120 140 160 2017 2018 2019 2020 2021 2022 2023 2024 8. Quantity of Complaints Page 59 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Memorandum Councillor’s Office Re: Lake Simcoe Region Conservation Authority Board Meeting Highlights of May 23, 2025 To: Mayor and Members of Council From: Councillor Michael Thompson Date: September 9, 2025 Recommendation 1. That the memorandum regarding Lake Simcoe Region Conservation Authority Board Meeting Highlights of May 23, 2025, be received for information. Attachments 1. Lake Simcoe Region Conservation Authority Board Meeting Highlights of May 23, 2025 Page 60 of 407 Board Meeting Highlights May 23, 2025 Presentations: a)2024 Draft Audited Financial Statement The Conservation Authority’s auditor, Mr. Adam Delle Cese of BDO Canada LLP, provided an overview of the Conservation Authority’s 2024 Audit and 2024 Draft Audited Financial Statements. He advised that BDO Canada LLP has audited the Conservation Authority’s financial statements and noted that it is the opinion of BDO that financial statements included in the agenda present fairly, in all material respects, the financial position of Lake Simcoe Region Conservation Authority as at December 31, 2024, and its results of operations and cash flo ws for the year then ended in accordance with Canadian public sector accounting standards . b)Transformation 2022–2024: Final Strategic Plan Progress Report CAO, Rob Baldwin, provided a final progress update on the Conservation Authority’s Strategic Plan, Transformation 2022-2024, noting that this strategic plan was the first plan to shift emphasis to the outcomes we seek to achieve in the watershed. Instead of measuring success by what is done (outputs), we made a move towards measuring success by the actual difference we’ve made (outcomes). Some noteworthy achievements in the last year of the plan through disciplined implementation included strong leadership and a commitment to continuous improvement, strengthened operational efficiency, and advanced critical initiatives, further solidifying our position as a solutions-driven leader among conservation authorities. Some of the pivotal actions undertaken from 2022 to 2024 include: -Investing in technology to enhance network and cyber security, -Advancing programs and partnerships, linking the impacts of nature on human health, -Progressing to construction on the new Nature Centre at Scanlon Creek Conservation Area, -Leading in compliance under the Accessibility for Ontarians with Disabilities Act, -Pioneering cutting-edge lake nutrient science and research, -Pursuing multiple avenues of policy advocacy with government partners, -Building business development opportunities into successful new Category 2 programs and generating new and sustainable sources of revenue, and -Meeting all legislative changes under Bills 229 and 23. To view this presentation, please click this link: Transformation 2022-2024 Strategic Plan Final Report Attachment 1 Page 61 of 407 LSRCA Board of Directors Meeting Highlights – May 23, 2025 Page 2 of 6 c)2026 Budget Assumptions General Manager, Corporate and Financial Services/CFO, Mark Critch, provided an overview of the Conservation Authority’s proposed 2026 Budget Assumptions Staff recommended the following budget assumptions for 2026: 1.Base Levy (all categories); up to 2.00% (2025: 2.00%); 2.Inflation: up to 2.50% used only for applicable expenditures (2025: 2.50%); 3.COLA: up to 2.50% (2025: 3.00%) plus applicable step increases; 4.Infrastructure levy increase for Asset Management: up to 0.50% increase on all Category 1 levy (2025: 0.50%); this will be included in the 2.0% base funding increase; 5.New in 2026, Infrastructure levy for the Nature Centre: up to 0.50% increase in Category 1 Mandatory Levy only (2025: N/A); this will be included in the 1.0% new additional Category 1 Mandatory Levy; 6.Investment in Strategic Priorities: Up to $84.9K or the equivalent of a 1.00% in Category 1 Mandatory Levy (2025: 0.00%); this will be included in the 2.0% base funding increase ; 7.Up to 2 new FTEs in 2026, with possible additional fully funded from grants and/or fees; this will be funded in the 2.0% base increase; and 8.New in 2026: Special Levy for the new Nature Centre is another 1% on the Category 1 Mandatory Levy and an additional 2% on the Category 3 funding; these new levies will be on top of the 2.0% Base levy for 2026. To view this presentation, please click this link: 2026 Budget Assumptions Presentation d)Determination 2025-2028, the Conservation Authority’s Strategic Plan CAO, Rob Baldwin, provided an overview of Determination 2025-2028, the Conservation Authority’s new Strategic Plan, which was carried out in-house, an approach that reduces costs, assists in establishing realistic and achievable performance metrics and measures, and places emphasis on the critical ground-level knowledge and experience of staff, while creating a greater sense of connection to the Conservation Authority’s vision, mission, values and strategic directions and objectives. Through consultation with all levels of Conservation Authority staff, as well as the Board of Directors, it was evident that the directions and objectives outlined in Transformation 2022-2024 remain relevant to current business. Therefore, only a targeted update was required to align the strategic objectives with the changes experienced by the Conservation Authority over the past three years. The following five slightly modified Strategic Directions will continue to guide our planning, actions, and decisions as we move towards achieving our objectives, mission, and vision: 1.Champion Watershed Health and Climate Resilience 2.Drive Evidence-Based Decision Making  3.Create Awareness and Spark Passion and Action for Nature Page 62 of 407 LSRCA Board of Directors Meeting Highlights – May 23, 2025 Page 3 of 6 4.Advance Organizational Effectiveness and Excellence 5.Nurture People and Talent For each Strategic Direction, three Strategic Objectives have been established to assist in driving implementation and reporting. To view this presentation, please click this link: Determination - 2025-2028 Strategic Plan For more on our new Strategic Plan, please click this link: www.LSRCA.on.ca/Determination e)Lake Simcoe Region Conservation Authority’s History and Role in Salt Management Director, Watershed Science & Monitoring, Dave Lembcke, together with Manager, Watershed Plans and Strategies, Bill Thompson, provided an overview of the Conservation Authority’s historical involvement and efforts to date on the issue of salt management in the Lake Simcoe watershed. The Conservation Authority has been responsible for the collection of chloride samples in the watershed since the 1980s. Chloride concentrations in the surface waters of the Lake Simcoe watershed have continued to increase due to the use of winter salt on roads and parking lots, a trend not unique to the Lake Simcoe watershed that is mirrored in the lakes and streams in much of southern Ontario and the northeastern United States. In Lake Simcoe itself concentrations have shown consistent increases since the 1970s with concentrations currently sitting at approximately 61mg/l. While this concentration is below the Canadian Water Quality Guideline of 120mg/l, this threshold will be crossed if the current trend continues. In the tributaries, a similar increasing trend is observed at most monitoring stations on both urban and rural rivers. In urban rivers, most of the sampled concentrations sit above the chronic guideline of 120 mg/l with a number of sampled concentrations exceeding the acute guideline of 640mg/l. At concentrations in excess of the acute guideline, lethal effects can occur for some aquatic species. Decreasing the amount of winter salt use throughout the watershed is critical to the long-term health of Lake Simcoe but more immediately critical to the ecological health of the urban streams and rivers. For over 20 years, the Conservation Authority has been involved in and led numerous initiatives to bring awareness to this increasing trend. Some of these initiatives include: •co-authoring a paper in the Water Quality Research Journal of Canada; •hosting a workshop for municipal roads staff; •keeping the dialogue open through the Lake Simcoe Salt Working Group; •co-hosting the International Great Lakes Chloride Forum; •producing design guidelines for new parking lots to ensure future developments are designed with winter maintenance in mind; •convening and chairing the Ontario Freshwater Roundtable and leading the development of the Freshwater Roundtable’s discussion paper on barriers to adoption of better winter Page 63 of 407 LSRCA Board of Directors Meeting Highlights – May 23, 2025 Page 4 of 6 maintenance practices in the private sector and provided recommendations to overcome them; •promoting the need to adopt the New Hampshire model of providing liability limitation to trained and certified winter maintenance contractors; •completing case studies on the implementation of best practices for both public roads and private parking lots; •co-hosting a Salt Forum with Landscape Ontario, Conservation Ontario, City of Guelph and others to re-engage the private sector and the Province on discussions on regulation change to reduce liability; •partnering with Toronto Metropolitan University through Lake Simcoe Protection Plan funding to assess climate influence on road salt application rates and engaging municipal roads managers to assess potential changes in practice related to service level expectations ; and •participating on a panel at Ontario Good Roads conference discussing the intersection of salt, road safety, liability and environmental impact and the limited liability approach as a win-win solution. The Conservation Authority was the first Canadian winner of the Chloride Reduction Leadership Award, presented at an international chloride conference in Minnesota in recognition of the broad coalition staff have built on the topic. In November 2023, staff presented to the Conservation Authority’s Board of Directors on findings and trends in Chloride concentrations within tributaries and the lake, as well as efforts on best practice and policy advocacy including the limited liability framework. Following the meeting, the Staff Report and template resolution were circulated to watershed municipalities. A letter was also then sent by the Conservation Authority Chair and Chief Administrative Officer to the Minister of the Environment, Conservation and Parks, as well as all watershed Members of Provincial Parliament, outlining the need for and benefits of a limited liability approach . Senior Conservation Authority staff have engaged provincial counterparts to highlight the importance of this issue and the potential win-win scenario that a limited liability framework could bring. Both the former and current Conservation Authority CAOs have met with the previous and current Ministers of the Environment, Conservation and Parks, as well as the Attorney General to discuss the success experienced in New Hampshire and advocate for a similar framework in Ontario. To view this presentation, please click this link: Chloride in the Lake Simcoe Watershed Page 64 of 407 LSRCA Board of Directors Meeting Highlights – May 23, 2025 Page 5 of 6 Staff Reports: 2024 Draft Audited Financial Statement The Board received Staff Report No. 15-25-BOD regarding the Conservation Authority’s 2024 Draft Audited Financial Statements and approved the 2024 Draft Audited Financial Statements and the Appropriations to and from Reserves as outlined in Schedule 8 – Statement of Continuity of Reserves of the 2024 Draft Audited Financial Statements. The 2024 Audited Financial Statements are to be distributed to the Minister of Environment, Conservation and Parks, the Conservation Authority’s banker and made available on the Conservation Authority’s website. Transformation 2022–2024: Final Strategic Plan Progress Report The Board received Staff Report No. 16-25-BOD regarding the progress made on the Conservation Authority’s Strategic Plan: Transformation 2022-2024. 2026 Budget Assumptions The Board approved Staff Report No. 17-25-BOD regarding the Conservation Authority’s recommended budget assumptions for the 2026 fiscal year. Determination 2025-2028, the Conservation Authority’s Strategic Plan The Board received Staff Report No. 18-25-BOD regarding the completion of Determination 2025-2028 and approved the Lake Simcoe Region Conservation Authority’s Strategic Plan. Lake Simcoe Region Conservation Authority’s History and Role in Salt Management The Board received Staff Report No. 19-25-BOD regarding the Conservation Authority’s history and role in road salt management in both the public and private sectors and approved an amended recommendation whereby staff are to prepare a draft resolution for the Board’s consideration at their July 2025 meeting to highlight the compelling and urgent data collected by the Conservation Authority on rising levels of chloride in the Lake Simcoe watershed . Staff were directed to continue collaborating with and supporting Provincial staff and Ministers to advance a limited liability approach for Ontario. Offsetting Program Results - Reconciliation to December 31, 2024 The Board received Staff Report No. 20-25-BOD regarding a reconciliation of the Conservation Authority’s Offsetting Cash in Lieu funds and Key Performance Indicators. Page 65 of 407 LSRCA Board of Directors Meeting Highlights – May 23, 2025 Page 6 of 6 Shared Services - Strengthening among Conservation Authority Foundations The Board received Staff Report No. 21-25-BOD regarding the Lake Simcoe Conservation Foundation’s shared services offering to strengthen Conservation Authority Foundations . For more information or to see the full agenda package, visit LSRCA’s Board of Directors’ webpage. Page 66 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. CMS25 -021 Subject: NBA Watch Party - Summary Prepared by: Robin McDougall, Director of Community Services Department: Community Services Date: September 9, 2025 Recommendation 1. That Report No. CMS25-021 be received for information. Executive Summary In celebration of one of Aurora’s elite athletes (Andrew Nembhard) who’s team, the Indiana Pacers made it to the NBA Finals, the Town hosted NBA Watch Parties on the evenings of each game in the outdoor square at the Aurora Town Square. This report includes a summary of those events.  The Indiana Pacers made it to the NBA Finals resulting in a best of 7 series.  The total cost for the 7 NBA watch parties was $34,920.  Attendance was counted to be approximately 635 over the 7 games  Staff worked with the contractor to mitigate the noise resulting from the broadcast in the square Page 67 of 407 September 9, 2025 2 of 5 Report No. CMS25-021 Background The Indiana Pacers made it to the NBA Finals resulting in a best of 7 series. Andrew Nembhard is a Canadian professional basketball player for the Indiana Pacers and a local Aurora resident. In celebration of his team making the NBA Finals, Aurora hosted a watch party in the outdoor community space at Aurora Town Square. This gave the community an opportunity to show their support, connect with neighbours, and take pride in one of Aurora’s own making it to the NBA’s biggest stage. The game schedule included the best of 7 series; therefore, the Town planned for a minimum of 4 games to a maximum of 7. Based on the results, all 7 games were played.  June 5, 2025  June 8, 2025  June 11, 2025  June 13, 2025  June 16, 2025  June 19, 2025  June 22, 2025 At the June 24, 2025, Council meeting, staff were asked to bring back a report summarizing the events activities. Analysis The total cost for the 7 NBA watch parties was $34,920. Staff summarized the costs for the NBA watch parties which included costs for the rental of the screen/tech, security guard, TSN and SportsNet Account, and other miscellaneous. The total cost of all 7 NBA watch party events was $34,920 or $4,985 per game. Page 68 of 407 September 9, 2025 3 of 5 Report No. CMS25-021 Attendance was counted to be approximately 635 over the 7 games. A total of 7 games were played. Attendance fluctuated based on weather and the results of where the Pacers were in the head-to-head results. Game 1 – 50 people Game 2 – 90 people Game 3 - 120 people Game 4 – 110 people Game 5 – 60 people Game 6 (rain) – 25 people Game 7 – 180 people Total attendance 635 over 7 games. Staff worked with the contractor to mitigate the noise resulting from the broadcast in the square Staff received a resident complaint about the noise coming from the square during one of the earlier scheduled games. The contractor was asked to reduce the bass and to relocate their equipment for future games so that the sound was projected away from the residents. As this was the first event of this kind in the square, staff were learning and adapting for future events. Staff also did a few walk-abouts the property to listen for the sound; it was noted that the projected sound diminished after the contractor made their adjustments. As future events take place in the square, staff will monitor the sound similar to how other town events are monitored (decibel readings, etc.). Advisory Committee Review Not applicable Legal Considerations None. Page 69 of 407 September 9, 2025 4 of 5 Report No. CMS25-021 Financial Implications Similar to other unplanned activities or events that take place within a calendar year, staff will review their current financial state to determine if an event such as this can be accommodated in-year. In the case of the proposed NBA Watch Party events, staff’s financial evaluation included a review of 2025 budget actuals and future plans which determined that these event costs could be accommodated within the existing recreation operating budget. Communications Considerations The Town will inform the public about the information contained in this report by posting it to the Town’s website. The public, staff and Council were informed about the NBA Watch Parties through various communications, including social media, the intranet and over email. Climate Change Considerations The actions from this report do not impact greenhouse gas emissions or impact climate change adaptation. Link to Strategic Plan GOAL: Supporting an exceptional quality of life for all.  Objective 3: Celebrating and promoting our culture  Objective 4: Encouraging an active and healthy lifestyle Alternative(s) to the Recommendation 1. Council may provide further direction. Conclusions At the community level, sport fosters a sense of community by bringing groups of people together for a shared purpose. As sport reaches higher levels, this sense of community spirit can drive civic pride, allowing us to celebrate successes and honour sport excellence in Aurora. The Town has hosted watch parties in the past, where Page 70 of 407 September 9, 2025 5 of 5 Report No. CMS25-021 Aurora residents were participating in high level sporting activities. As an example, prior to the NBA playoff watch parties, watch parties were hosted in the Summer of 2024 for the summer Olympics. These parties were hosted indoors as ATS was not yet complete. As activities or celebrations such as this are not anticipated during the preparation of the annual budget, a review of the current state of the operating budget is necessary to determine if a proposed unplanned event can proceed. An unplanned event such as this would only proceed if staff determined that its net incremental cost (event cost less any new revenue generation) can be accommodated within the Town’s existing approved operating budget. The NBA Watch Party went forward following a review of this nature. Activities from the NBA Watch Party will be used as a reference for future similar events and the costs will be captured in Recreation’s year-end financials. Attachments None Previous Reports None Pre-submission Review Agenda Management Team review on August 21, 2025 Approvals Approved by Robin McDougall, Director, Community Services Approved by Doug Nadorozny, Chief Administrative Officer Page 71 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. CMS25 -022 Subject: 24-Hour Warming Emergency Centre - Pilot Project Prepared by: Robin McDougall, Director of Community Services Department: Community Services Date: September 9, 2025 Recommendation 1. That Report No. CMS25-022 be received; and 2. That Council direct staff to work with York Region on opportunities that support those experiencing or are at risk of homelessness. Executive Summary This report proposes a revised operational model for a 24hr Warming Centre Pilot Project during the 2025–2026 winter season.  The proposed facilities for a pilot project include the Aurora Public Library – Magna or Lebovic Room or the Aurora Seniors Centre – Program Room  Pilot project operations would need to consist of a combination of town staff, third-party operator and security to support a successful program  Operational model has been revised for a pilot project by way of reducing the services provided and leveraging partnership in the community.  Operating a municipal facility overnight during an emergency cold weather event is not a current practice within York Region  York Region has offered Council a site tour of one of their facilities to provide more information about the services they offer for those experiencing or are at risk of homelessness during a cold weather event. Page 72 of 407 September 9, 2025 2 of 11 Report No. CMS25-022 Background In June, staff presented report CMS25-017 - 24hr Warming and Cooling Emergency Centres – Feasibility, summarizing some of the requirements for a municipality to offer extended hours for warming and cooling centres (i.e. overnight) that service people experiencing homelessness. Council felt the information provided was more than they had expected in services/costs and directed staff to report back with a pilot project proposal for the upcoming winter that would minimize the costs and simplify the services offered during the overnight hours. On June 24, 2025, Council passed the following motion. 1. That Report No. CMS25-017 be received, and 2. That staff be directed to report back by September 2025 on a pilot project to establish an emergency warming centre during the 2025-2026 winter season within an existing Town facility. To keep a municipal facility open overnight during an emergency cold weather event for those experiencing or are at risk of homelessness, there will be operational costs and risks that need to be considered. To minimize costs and reduce the level of services as outlined in the June report, staff met with York Region staff to discuss opportunities and to obtain their feedback on a proposed pilot project. Analysis The proposed facilities for a pilot project include the Aurora Public Library – Magna or Lebovic Room or the Aurora Seniors Centre – Program Room. These two facility recommendations made by Council align with the basic amenities needed for a warming centre. A warming centre facility needs to include washrooms, water fountain, lighting, heat/hydro, are accessible and are located along a transportation route. However, they also pose some risks as outlined in the previous report, such as unauthorized access to sensitive areas and potential property damage. The Aurora Seniors Centre, operating in partnership with the Aurora Seniors Association Board of Directors, and the Aurora Public Library operating in partnership with the Aurora Public Library Board of Directors will be consulted prior to confirming either location for emergency overnight use. Preliminary meetings have taken place between staff and executive for both locations. Initial concerns were raised regarding security, access, precedent setting. Also, those Page 73 of 407 September 9, 2025 3 of 11 Report No. CMS25-022 attending would need to be made aware that as of the morning, regular programming needs to resume in the spaces to ensure the expectations are clear and that this is a temporary site. Additional discussions would need to take place before confirming locations. Pilot project operations would need to consist of a combination of town staff, third-party operator and security to support a successful program As noted in the previous report (CMS25-017), the timing for a pilot project would align with the Region’s Cold Weather Response Plan for people experiencing homelessness (November 1 to April 30). Plan Date Alerts/Warnings Cold Weather Response Plan November 1 to April 30  Alerts triggered at -15°C or colder (with or without wind chill).  Special Weather Alerts for extreme snow, freezing rain, or natural disasters York Region offers seasonal shelters, like emergency and transitional housing facilities, which regularly operate at or near capacity and are not currently available in all nine municipalities of York Region. Shelters for the 2024-2025 Cold Weather season are listed below Location Blue Door – Out of the Cold 7452 Reesor Road, Markham Blue Door – Out of the Cold Rotating locations in Markham, Richmond Hill, Vaughan Blue Door – Out of the Cold 18408 Yonge Street, East Gwillimbury Inn From the Cold 1816 Metro Road North, Georgina When the Region declares a Cold Weather Alert for people experiencing homelessness, the Town of Aurora currently offers several municipal facilities as warming centres during regular operating hours and promotes this on its website and social media channels. A proposed pilot project would extend those hours to include overnight operations at one municipal facility (i.e. 11pm-7am). York Region’s historical data (taken from 2020-2024) where cold weather events had been called resulted in an average of 48 nights per winter. This frequency was taken into consideration for the suitability of the site and will serve as a factor during discussions with the union, third-party contractor and other anticipated costs. Page 74 of 407 September 9, 2025 4 of 11 Report No. CMS25-022 If this service is intended to be provided long term, the Town will need to determine who is responsible for the oversight and implementation of the program. Currently, the functions required to deliver the program do not currently fall within any Town staff job descriptions. In discussions with the Region, it was determined that the best approach for a pilot project would be for the Town to work with a third-party provider while a Town staff member serves as the point of contact at the Town facility. Warming Centre Operations (Overnight) – the following summarizes the roles/responsibilities to support any potential overnight services. Facility Oversight A minimum of one (1) Town Facility Operator would be assigned to each active night, as required under the collective agreement.  Facility Operator opens/closes site and would remain on-site for building maintenance, with minimal engagement with clients.  Due to the short notice for this type of service, stand-by/on-call pay will be needed to ensure there is a facility operator available. To secure staff at short notice and without the ability to predict in advance when the cold weather alerts would be called, the on-call pay would be required for the full Cold Weather Response cycle (November 1 – April 30) to ensure staff are prepared to work the required shift at short notice. Staff have consulted with CUPE Local905 to confirm that this model complies with the collective agreement. It was also clarified that facility operators would only be expected to perform their typical operator duties and that a third-party operator and security personnel would be onsite to handle any issues with those attending the facility overnight. Staff training would be provided for the facility operators to enhance their knowledge about the overnight operations. Third-party provider – enter into a service agreement with a third-party provider to deliver warming centre services:  Intake and guest monitoring  Distribution of basic refreshments Minimum two (2) trained third-party staff on-site during operations. This is important to ensure the safety of third-party staff. Page 75 of 407 September 9, 2025 5 of 11 Report No. CMS25-022 Based on the Region’s experience, to secure a third-party provider, the third-party contract would need to be tendered for the full Cold Weather Response cycle (November 1 – April 30) to ensure the third-party provider are prepared to support the event at short notice. Volunteers Volunteers would be welcomed in a supportive role only. Those that volunteer would need to be affiliated with the third-party contractor to ensure they have been provided training and understand how to support this population. Security There would be security requirements as best practice demonstrates the need for onsite security. Operational model has been revised for a pilot project by way of reducing the services provided and leveraging partnership in the community As per Council’s request, specific costs have been removed by way of reducing services, however, through additional discussions with the Region, the best method for ensuring safety for trained operations is through securing a third-party operator. This results in a higher cost due to the need to secure them for the full duration of the cold weather season. Adjustments to the original budget shown below including the reduction in services, while adding the supervision of the third-party contractor. Table 1 Projected cost per activation Personnel Hourly Cost per activation Change from previous report Town Facility Operators (1 2) $46.63 (incl. benefits + shift premium) $373 reduced to 1 staff Town Facility Operator (1 2) On-Call pay $50/day for 181 days $50 reduced to 1 staff Supervisor (1) $81.50 (incl. benefits) $652 eliminated in lieu of third-party operator Page 76 of 407 September 9, 2025 6 of 11 Report No. CMS25-022 Personnel Hourly Cost per activation Change from previous report Third-party Operator - contracted $1000/day for 181 days $1000 new partnership Security Personnel (1) $45+ tax $407 Caseworkers / Social Workers (2) $30-$45 $480-$720 eliminated Cleaning Contractor (1) $150 $300 absorbed in current contract Food & Hot Chocolate/coffee $180 eliminated (water will continue to be available) Equipment (cots, blankets, storage, partitions) eliminated Total $2,483-$2,723 $1,830 *strikethrough represents the items and figures removed from the previous report. In theory, the pilot project shows to be less cost per activation than what was shown in the previous report, however, to secure facility staff and a third-party operator at short notice, the cost for the readily available service would mean that:  Facility Operator On-Call would span the full length of the Cold Weather Response from November 1 – April 30 (181 days), therefore, the cost would be approximately $9,050.  Third-party operator contract would span the full length of the Cold Weather Response from November 1 – April 30 (181 days), therefore, the cost of this contract would be approximately $181,000. Overall, the total cost of a pilot project would need to include the per activation costs shown in the Table 1 for Facility Operator and Security plus the facility operator on-call and third-party operator for the full length of the Cold Weather Response period. Operating a municipal facility overnight during an emergency cold weather event is not a current practice within York Region York Region staff confirmed that the model being considered for Aurora has not been done anywhere within the region, however, York Region’s experience and feedback on operating emergency shelters and homelessness services is important when considering a pilot project for Aurora. Page 77 of 407 September 9, 2025 7 of 11 Report No. CMS25-022 Council’s objective as outlined from the discussion in June 2025, was to keep one municipal facility open overnight when there is an emergency cold weather event, allowing individuals experiencing or are at risk of homelessness to come into a warm space and out of the cold. The provision of food, bedding and counselling support was not to be expected in this initiative. Balancing the provision of basic care for individuals in need while minimizing facility operational costs presents a challenge when considering this pilot project. In consultation with the Region, their feedback on a pilot project for a 24hr warming centre notes that it would not meet the general parameters for what a typical warming centre provides (see Table on page 7 of report CMS25-017). Expanding to a 24hr service adds additional considerations under the Human Rights based approach, leaning it towards a seasonal shelter model. Offering a pilot project for a 24hr service is setting the optics of providing 24hr cycle of human needs, including sleep, food and other essentials. Ultimately, the Region’s goal for the work they do is to help an individual find a path to success, including getting back on their feet, finding work and housing to mention a few. Providing a temporary warm place for individuals is important, however, their needs far exceed this. Also, it is important to note, the spaces identified in this report as possible locations would require inspections by Public Health and Fire Services to ensure the space meets all code requirements and is safe and appropriate for the intended use. Those inspections may identify other risks or mitigations that need to be considered in a pilot project. York Region has offered Council a site tour of one of their facilities and to provide more information about the services they offer for those experiencing or are at risk of homelessness during a cold weather event. As part of the discussion with York Region, they would like to offer an opportunity for Council members to meet with York Region Outreach staff and engage with people who have lived experience. As the demand for services continues to increase, York Region continues to seek partnerships and opportunities to expand critical programs such as drop-in programs and appropriate overnight accommodations. The Region is open to having discussions about any future programs or other opportunities to be hosted in Aurora. Page 78 of 407 September 9, 2025 8 of 11 Report No. CMS25-022 Advisory Committee Review Not Applicable Legal Considerations Operating a 24-hour warming centre introduces new legal, operational, and financial risks that are currently outside the scope of the Town’s established services. These risks include, but are not limited to, potential liability under the Occupiers’ Liability Act, insurance implications, and health and safety obligations under the Occupational Health and Safety Act. There are also some human rights obligations that need to be considered. As the Town is not experienced in the delivery of such services and does not have a designated facility for this purpose, there is a certain amount of risk and liability that may be difficult to predict and mitigate. Further legal considerations will be provided in a closed session report at a closed session meeting scheduled on the same date as this report. Financial Implications Should Council approve this pilot project, its costs for the 2025/26 winter season are estimated to be $227,490. A detailed break down of these estimated costs are presented under Table 2. Table 2 Estimated 24hr Warming Centre pilot costs for the 2025/26 season (November 1 – April 30 = 181 days) Category Cost Estimate (48 activations) Notes Facility & Utilities - Included – current HVAC set to daytime norms vs overnight reductions Operations Staffing $17,904 Facility operator – 48 activations Staff on-call $9,050 Facility operator on-call – full duration 181 days Third-party operator $181,000 Third-party operator – full duration 181 days Food & Hydration - Meals, hot beverages Cleaning - contractor Page 79 of 407 September 9, 2025 9 of 11 Report No. CMS25-022 Category Cost Estimate (48 activations) Notes Security $19,536 Contractor – 48 activations $227,490 If Council wishes to proceed with a pilot project, it is recommended that this project’s incremental costs be funded from the Tax Rate Stabilization reserve. Should this project become permanent nature, this associated costs will need to be phased onto the tax levy. During meetings with the Region, there was a discussion about who is responsible for these costs, the Town or York Region. As a pilot project, it may be suitable that the municipality covers the initial cost, but if the program is maintained in the long term, that Aurora work with York Region to absorb these costs, subject to provincial funding availability. Communications Considerations Should the Town proceed with this enhanced service, a communications plan would be implemented in coordination with York Region to ensure residents are aware of the service. Climate Change Considerations The actions from this report do not impact greenhouse gas emissions or impact climate change adaptation. Link to Strategic Plan Even though homelessness supports and services are typically York Region’s (upper tier) responsibility, the Town of Aurora’s Corporate Strategic Plan touches on a few objectives that encourage Aurora’s role in supporting York Region’s work. GOAL: Supporting an exceptional quality of life for all Objective 5: Strengthening the fabric of our community  Examine the impact of increased growth and demographic diversity on municipal service delivery Page 80 of 407 September 9, 2025 10 of 11 Report No. CMS25-022 Objective 6: Promoting service accountability, excellence and innovation  Work with community partners to define, redefine and meet community expectations  Regularly examine the Town’s municipal structure and resource allocation to maintain flexibility and respond to rapid changes within the community. Alternative(s) to the Recommendation 1. Council may provided further direction. Conclusions A proposed pilot project suggests some operational efficiencies by way of reducing services from the original report. However, based on the additional conversations with York Region, staff are concerned that a proposed pilot project does not meet the needs for people who are experiencing homelessness. Warm space is important; however, the needs are much greater and with a 24hr schedule, there are basic human needs that this pilot project should offer. Even though staff have outlined a proposed pilot project, the preferred model would be to partner with York Region and a trained third-party operator who are skilled at supporting people experiencing or are at risk of homelessness. As such, staff would not recommend proceeding with a pilot project, alternatively, that staff be directed to work with York Region on other opportunities. Additionally, York Region would like to offer an opportunity for Council members to meet with York Region Outreach staff and engage with people who have lived experience. Attachments None Previous Reports CMS25-017 - 24hr Warming and Cooling Emergency Centres – Feasibility, June 10, 2025 Page 81 of 407 September 9, 2025 11 of 11 Report No. CMS25-022 Pre-submission Review Agenda Management Team review on August 21, 2025 Approvals Approved by Robin McDougall, Director, Community Services Approved by Doug Nadorozny, Chief Administrative Officer Page 82 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Council Report No. FIN25 -038 Subject: Interim Forecast Update – as of April 30, 2025 Prepared by: Tracy Evans, Financial Management Advisor Department: Finance Date: June 24, 2025 Recommendation 1. That Report No. FIN25-038 be received for information. Executive Summary This report presents to Council the information to effectively monitor the financial performance of the Town’s operating and capital budget as of April 30, 2025.  Overall, the tax levy funded operating budget is forecasted to conclude the year with a surplus of $405,000 by year end  The Town’s water, wastewater and stormwater operations is forecasting a surplus of $38,900 by fiscal year end  The Town is forecasting to spend $26 million less in 2025 than was originally planned  The Town has not spent any funds in 2025 on unplanned capital emergency repairs to facility assets to date These forecasted variances will continue to be subject to change for the remainder of the fiscal year. Future Council decisions may also have an impact. Any operational budget short-falls or surpluses remaining at year end will require an offsetting adjustment from/to the tax rate stabilization reserve as defined in the Town’s 2025 Surplus / Deficit Management By-law which was approved by Council on March 25, 2025. Page 83 of 407 June 24, 2025 2 of 10 Report No. FIN25-038 Background To assist Council in fulfilling their role and responsibilities with respect to Town finances and accountability, Finance has worked with all departments to review the corporation’s operations financial performance to date. Each Director has reviewed their department’s operating and capital budget versus the results to date and remaining outstanding plans and forecasted an expected year end position. Finance staff have reviewed each submission and performed the necessary consolidation. Analysis Overall, the tax levy funded operating budget is forecasted to conclude the year with a surplus of $405,000 by year end As of April 30, 2025 the Town’s tax levy funded operations are forecasted to finish the fiscal year in a surplus position of $405,000. The budget includes $200,000 for salary gapping savings which is distributed across the departments. This recognizes that during the year there will be some staff turnover and periodic vacancies. A detailed break-down of the Town’s current forecasted variance by division can be found in Attachment 1. This report has been simplified to show only the net budget amount, the forecasted ending position for each item, and the variance to budget. Overall, the Town’s approved tax levy funded budget for 2025 includes $88,462,400 in approved expenditures, funded by $25,528,400 in revenues consisting of user fees, charges and investment income and a total tax levy of $62,934,000. Table 1 presents a departmental summary of the forecasted tax levy funded operating budget variances. Table 1 2025 Operating Forecast to Year end $000s Budget Forecast Variance Surplus/(Deficit) Council 703.1 702.2 0.9 CAO 1,758.2 1,735.9 22.3 Corporate Services 6,499.0 6,393.6 105.4 Finance 7,655.3 7,640.5 14.8 Fire 13,384.5 13,384.5 - Page 84 of 407 June 24, 2025 3 of 10 Report No. FIN25-038 $000s Budget Forecast Variance Surplus/(Deficit) Operational Services 13,060.5 13,244.7 (184.2) Community Services 13,352.8 13,376.3 (23.5) Planning & Development Services (362.7) (473.6) 110.9 Corporate Revenue & Expenses 6,883.3 6,524.9 358.4 Tax Levy (62,934.0) (62,934.0) - Total Operating 405.0 A summary of the Town’s key forecasted variances by department follows. CAO and Council Council and the Office of the CAO are forecasting to conclude the fiscal year with a surplus of $23,200 on a net operating budget of $2,461,300. This surplus relates mostly to forecasted savings in consulting and conferences. Corporate Services Corporate Services is forecasting a surplus of $105,400 on a total net operating budget of $6,499,000. This surplus is mostly attributable to savings in salaries due to temporary position vacancies. Finance Finance is forecasting a surplus of $14,800 on a net operating budget of $7,655,300. This surplus is mostly attributable to savings in salaries due to a temporary position vacancy, offset by higher than anticipated telephone service agreement costs. Fire Services The total approved 2025 operating budget for Central York Fire Services (CYFS) is $32,104,740. Aurora’s share of this total budget is $13,384,500. As per normal practice, should a CYFS surplus or deficit arise by fiscal year end, it will be offset by an equal contribution to/from the shared CYFS Reserve, thus leaving the Town’s forecasted Fire Services requirements as budgeted. Page 85 of 407 June 24, 2025 4 of 10 Report No. FIN25-038 Operational Services Operational Services, excluding water, wastewater and stormwater services is forecasting an overall deficit of $184,200 on a net operating budget of $13,060,500. Key contributors to this deficit are higher than anticipated costs in Fleet & Equipment due to increased prices of parts and unanticipated repairs. Currently Winter Management is tracking on budget. As per the Town’s winter control reserve policy, should a surplus happen by year end the equivalent surplus will be contributed to the Winter Management reserve. If a winter management deficit were to be experienced and the overall Town operating budget is unable to accommodate the full reported deficit, any required funding shortfall can be drawn from this reserve. Operational Services’ salaries and wages are split between tax levy and rate (water, wastewater and stormwater services) funded programs. In any given year, the operational service staff support of tax levy or rate funded programs can vary, as such costs may shift between these programs based on the operational needs. Community Services Community Services is forecasting a $23,500 deficit on a net operating budget of $13,352,800. The key contributor to this deficit relates higher than budgeted postage and contract costs. This deficit is partially offset by forecasted heating fuel savings. Planning and Development Services Planning and Development Services is forecasting a surplus of $110,900 on a net operating budget of $362,700. This surplus is mostly attributable to higher than anticipated development revenues. Not included in this variance is a projected Building Services’ deficit of $677,100 as it is a self-funded per provincial legislation. Any variance in Building Services is offset through an equal contribution to/from its dedicated reserve as appropriate. This forecasted deficit is attributed to a forecasted decrease in building permit revenues. Corporate Revenues and Expenses Corporate Revenues and Expenses is forecasting a surplus of $358,400 on a net operating budget of $6,883,300. This surplus primarily relates to larger than anticipated tax penalty revenues. Page 86 of 407 June 24, 2025 5 of 10 Report No. FIN25-038 Aurora Public Library Contribution The Aurora Public Library anticipates that it will end the 2025 fiscal year on budget. Total Tax Levy The Town is forecasting to collect $62,934,000 of the budgeted total tax levy. The Tax Levy Funded Net Operating Forecast Update can be found in Attachment #1. A surplus of $38,900 is forecasted by fiscal year end for the Town’s water, wastewater and stormwater operations The Town’s user rate funded operations are currently projected to close the year with a surplus of $38,900. This surplus mostly relates to anticipated contract savings, offset by lower than anticipated revenues. Table 2 presents a summary of the Town’s rate funded operations forecast to year end. More detail can be found in Attachment 2. Table 2 2025 Rate Forecast to Year-end $000s Forecast Surplus/(Deficit) Water Services 143.8 Wastewater Services 45.1 Storm Water Services (150.0) Total User Rate Surplus (Deficit) 38.9 The summer months tend to have the most significant impact on the water and wastewater budget performance. The revenues collected for these two services are directly impacted by weather patterns as residents use more water outside their homes. User rate funded operations budgets include fixed operational costs, funded by the net proceeds from the sale of water, wastewater and stormwater services. These fixed operational costs include staff and service maintenance costs related to maintaining the infrastructure systems, water quality testing, and the billing and customer service functions. These costs are not directly impacted by the volume of water flowing through the system. The fixed costs relating to water and wastewater services are funded from the net revenues earned by these services which are variable in nature as they are based upon metered water consumption volumes. Stormwater revenues are not subject to the same volatility as it is billed as a flat fee. Page 87 of 407 June 24, 2025 6 of 10 Report No. FIN25-038 The Town is forecasting to spend $26 million less in 2025 than was originally planned The capital project forecast focuses on planned spending for 2025. As many projects have budgets that span multiple years, any amount that is forecasted to not be spent this year may be rolled forward, if needed, to future years through the capital budget process. The Town’s projected capital spending for the year as of April 30, 2025, is $26 million (34 per cent) lower than the budgeted capital spending of $51 million. A detailed breakdown of the Town’s current forecasted capital spend by individual capital project can be found in Attachment 3. A summary of the updated 2025 capital spend forecast is presented under Table 3. Table 3 Planned 2025 Capital Spending $000s Planned Spend for 2025 Apr. 30 Forecast Variance Growth & New 26,624.3 20,407.5 6,216.7 Asset Management 47,672.5 28,199.2 19,473.3 Studies & Other 2,863.9 2,163.4 700.4 Total 77,160.7 50,770.2 26,390.4 This report presents the variance between the forecasted active capital project spend as of April 30, 2025, compared to the planned spend for 2025 and provides a brief explanation for each identified material variance. The 2025 forecasted capital spend does not include any projects that were proposed for closure prior to April 30, 2025. The following is a summary of the Town’s key forecasted variances by department for active capital projects. CAO The office of the CAO does not have any material variances of note. Fire Services Fire Services does not have any materials variances of note. Page 88 of 407 June 24, 2025 7 of 10 Report No. FIN25-038 Operational Services Operational Services is projecting planned capital spending of $23.6 million as of April 30, 2025, which is $1.3 million lower than the budgeted planned spending for the year of $24.9 million. Planned capital spending of $650K is being deferred to 2026 for playground, picnic shelter and courts replacement at Fleury Park. Construction will commence in 2025 with work continuing into 2026. Community Services Community Services is projecting planned capital spending of $6.4 million as of April 30, 2025, which is $2.0 million lower than the budgeted planned spending for the year of $8.4 million. Planned capital spending of $1.6M is deferred to 2026 due to construction delays for the AFLC Arena Dehumidification Replacement, Town Hall Space Refresh, Town Hall Community Reflection Space and Security Audit & Implementation. Planning and Development Services Planning and Development Services is projecting planned capital spending of $16.3 million, which is $21.8 million lower than the budget planned spending for the year of $38.1 million. Planned capital spending of $5M is deferred to 2026 due to construction delays for Active Transportation Facilities – Yonge-Bloomington – GO Bridge both sides. The remaining variance is also heavily driven by construction delays in various water, stormwater, wastewater and roads projects which will result in planned payments being deferred to 2026. Finance Finance is projecting planned capital spending of $4.0 million, which is $1.1 million lower than the budgeted planned spending for the year of $5.1 million. The primary driver of this variance is that $662K in planned spending is being deferred to 2026 for the Advanced Metering Infrastructure project. Corporate Services Corporate Services is projecting planned capital spending of $0.3 million, which is $0.1 million lower than the budgeted planned spending for the year of $0.4 million. The contributors of this variance include planned spending for the HR Information/Payroll System and Risk Management projects now expected to occur in 2026 and 2027. Page 89 of 407 June 24, 2025 8 of 10 Report No. FIN25-038 The Town has not spent any funds in 2025 on unplanned capital emergency repairs to facility assets to date There is one active unplanned capital emergency repair project within the Town’s capital plan. The purpose of this project is to fund unexpected minor facility rehabilitation and replacement requirements within its capital program. This project’s scope is restricted to only unplanned expenditures stemming from existing or new minor capital expenses that occur during the year. Each emergency repair project must be closed at each fiscal year-end and a new project established in the following year, if needed. A summary of the Town’s unplanned emergency repairs contingency spending in 2025 can be found under Table 5. Table 5 Unplanned Emergency Repairs Contingency Spending Project Name Planned / Budgeted Spend 2025 Actual Spend for 2025 Variance: Budget vs Actuals AM0380: Unplanned – Facilities Emergency Repairs Contingency (2025) 100,000 0 100,000 Total 100,000 0 100,000 Advisory Committee Review Not applicable. Legal Considerations None. Financial Implications The final annual surplus or deficit in the tax and user rate operating budgets will be allocated by Council to / from various reserves at fiscal year end as per the Surplus/Deficit Management By-law 6607-24. Page 90 of 407 June 24, 2025 9 of 10 Report No. FIN25-038 Capital projects will be funded throughout the year to match the progress spending in the project. As some planned capital spending is delayed until 2025, this will result in the ability to invest these associated earmarked funds on a short-term basis resulting in additional investment income for the Town. The next budget process will consider the current year’s forecast along with an update to future cash flow requirements for approved projects as part of the 10-year capital plan. There are no other immediate financial implications arising from this report. Council fulfills its role, in part, by receiving and reviewing this financial status report on the operations of the municipality relative to the approved budget. Communications Considerations The Town of Aurora will inform the public about the information contained in this report by posting it to the Town’s website. Climate Change Considerations The information contained within this report does not impact greenhouse gas emissions or impact climate change adaption. Link to Strategic Plan Outlining and understanding the Town’s present financial status at strategic intervals throughout the year contributes to achieving the Strategic Plan guiding principle of “Leadership in Corporate Management” and improves transparency and accountability to the community. Alternative(s) to the Recommendation Not applicable. Conclusions Having completed four months of operations, the Town is presently forecasting to end the year with a positive variance of $405,000 from its tax levy funded operations. This forecast will continue to change over the remainder of the fiscal year and be subject to other more normal influencing variables such as the actual level of town services consumed by fiscal year end. Page 91 of 407 June 24, 2025 10 of 10 Report No. FIN25-038 The user rate funded budget is presently forecasting to conclude the year with a surplus of $38,900. Any remaining surplus or deficit at fiscal year end will be offset through a contribution or draw from the tax rate stabilization reserve as per the Town’s 2025 Surplus/Deficit Management By-law 6686-25 which was approved by Council on March 25, 2025. The Town is presently forecasting to spend $26 million less than what was originally planned for all active capital projects as of April 30, 2025. These capital cash outflows will be deferred and spent in 2026 and beyond. Attachments Attachment 1 – 2025 Interim Tax Levy Funded Net Operating Forecast Update – as of April 30, 2025 Attachment 2 – 2025 Interim Water Rate Funded Net Operating Forecast Update – as of April 30, 2025 Attachment 3 – 2025 Budgeted Capital Spend Forecast Update – as of April 30, 2025 Pre-submission Review Agenda Management Team review June 13, 2025 Approvals Approved by Rachel Wainwright-van Kessel, CPA, CMA, Director, Finance Approved by Doug Nadorozny, Chief Administrative Officer Page 92 of 407 Shown in $,000's COUNCIL Council Administration 635.6$ 634.7$ 0.9$ 0.1 % Council Programs/Grants 4.0 4.0$ -$ - Advisory Committees 63.5 63.5$ -$ - Council Office Total 703.1$ 702.2$ 0.9$ 0.1 % -$ CHIEF ADMINISTRATIVE OFFICE -$ CAO Administration 626.4$ 600.5$ 25.9$ 4.1 % Communications 1,131.8 1,135.4$ (3.6)$ (0.3 %) Chief Administrative Office Total 1,758.2$ 1,735.9$ 22.3$ 1.3 % Council and C.A.O. Combined 2,461.3$ 2,438.1$ 23.2$ 0.9 % CORPORATE SERVICES Corporate Services Administration 359.0$ 360.2$ (1.2)$ (0.3 %) Legal Services 1,912.9 1,898.8$ 14.1$ 0.7 % Legislative & Administrative Services 1,002.4 931.8$ 70.6$ 7.0 % Human Resources 1,243.5 1,213.3$ 30.2$ 2.4 % Elections 120.5 120.5$ -$ - By-law Services 1,064.9 1,071.0$ (6.1)$ (0.6 %) Animal Control 395.6 396.3$ (0.7)$ (0.2 %) Project Management & Business Transformation 356.6 355.9$ 0.7$ 0.2 % Emergency Preparedness 43.6 45.8$ (2.2)$ (5.0 %) Corporate Services Total 6,499.0$ 6,393.6$ 105.4$ 1.6 % FINANCE Finance Director's Office 455.5$ 452.2$ 3.3$ 0.7 % Information Technology 4,439.1 4,411.2$ 27.9$ 0.6 % Telecommunications 208.2 231.2$ (23.0)$ (11.0 %) Financial Reporting & Revenue 1,046.9 1,045.5$ 1.4$ 0.1 % Financial Management 851.6 847.6$ 4.0$ 0.5 % Procurement Services 654.0 652.8$ 1.2$ 0.2 % Finance Total 7,655.3$ 7,640.5$ 14.8$ 0.2 % FIRE SERVICES Central York Fire 13,384.5 13,384.5$ -$ - Total Fire Services 13,384.5 13,384.5$ -$ - Town of Aurora Final NET Tax Levy Funded Operations Results as at April 30, 2025 NET ADJUSTED BUDGET FORECAST Variance Favourable / (Unfavourable) Attachment 1 Page 93 of 407 OPERATIONAL SERVICES Operational Services Administration 370.1$ 374.5$ (4.4)$ (1.2 %) Fleet & Equipment 1,241.7 1,357.2$ (115.5)$ (9.3 %) Winter Management 1,616.1 1,366.0$ 250.1$ 15.5 % Road Network Operations 3,597.4 3,935.2$ (337.8)$ (9.4 %) Parks/Open Spaces 3,593.1 3,566.7$ 26.4$ 0.7 % Waste Collection & Recycling 2,642.1 2,645.1$ (3.0)$ (0.1 %) Operational Services Total 13,060.5$ 13,244.7$ (184.2)$ (1.4 %) COMMUNITY SERVICES Community Services Administration 408.1$ 415.6$ (7.5)$ (1.8 %) Cultural Services 1,666.3 1,670.9$ (4.6)$ (0.3 %) Customer Service 789.9 812.5$ (22.6)$ (2.9 %) Business Support (182.8) (170.4)$ (12.4)$ (6.8 %) Recreational Programming/Community Dev.3,128.0 3,151.2$ (23.2)$ (0.7 %) Facilities 7,543.3 7,496.5$ 46.8$ 0.6 % Community Services Total 13,352.8$ 13,376.3$ (23.5)$ (0.2 %) PLANNING & DEVELOPMENT SERVICES PDS Director's Office 262.9$ 262.9$ -$ - Development Planning (1,794.4)$ (1,873.0)$ 78.6$ 4.4 % Long Range & Strategic Planning 430.9 439.2$ (8.3)$ (1.9 %) Policy & Heritage Planning 319.4 319.4$ -$ - Engineering Service Operations 418.5 377.9$ 40.6$ 9.7 % Net Building Department Operations 495.9 1,173.0$ (677.1)$ (136.5 %) Contribution From Building Reserve (495.9) (1,173.0)$ 677.1$ 136.5 % Total Building Services - -$ -$ - Planning & Development Services Total (362.7)$ (473.6)$ 110.9$ 30.6 % CORPORATE REVENUE & EXPENSE Corporate Management 164.1 132.8$ 31.3$ 19 % Fiscal Strategy 6,957.4 6,952.7$ 4.7$ - Non-Levy Tax Items (1,521.3) (1,843.7)$ 322.4$ 21 % Cost Recovery from Rate (2,921.9) (2,921.9)$ -$ - Net Library Services Operations 4,205.0 4,205.0$ -$ - Library net contribution to Library reserves - -$ -$ n/a 6,883.3$ 6,524.9$ 358.4$ 5.2 % TOTAL TAX LEVY FUNDED OPERATIONS 62,934.0$ 62,529.0$ 405.0$ 0.6 % TOTAL TAX LEVY (62,934.0)$ (62,934.0)$ -$ - OPERATING (SURPLUS) DEFICIT - (405.0)$ 405.0$ 0.7 % Surplus Surplus Page 94 of 407 Shown in $,000's Water Services Retail Revenues (14,525.8) (14,256.5) (269.3)$ (1.9 %) Penalties (175.0) (175.0) - - Other (135.0) (128.5) (6.5) (4.8 %) Total Revenues (14,835.8) (14,560.0) (275.8)$ (1.9 %) Wholesale water purchase 9,286.3 8,914.9 371.4 4.0 % Operations and maintenance 996.9 1,787.9 (791.0) (79.3 %) Administration and billing 1,157.8 318.6 839.2 72.5 % Corporate overhead allocation 1,105.7 1,105.7 - - Infrastructure sustainability reserve contributions 2,289.1 2,289.1 - - Total Expenditures 14,835.8 14,416.2 419.6$ 2.8 % Net Operating Water Services -$ (143.8) 143.8$ n/a Waste Water Services Retail Revenues (17,110.2) (16,596.9) (513.3)$ (3.0 %) Other (84.4) (84.4) - - Total Revenues (17,194.6) (16,681.3) (513.3)$ (3.0 %) Sewer discharge fees 12,777.4 12,394.0 383.4$ 3.0 % Operations and maintenance 1,525.4 1,350.4 175.0$ 11.5 % Administration and billing 261.4 261.4 -$ - Corporate overhead allocation 910.0 910.0 - - Infrastructure sustainability reserve contributions 1,720.4 1,720.4 - - Total Expenditures 17,194.6 16,636.2 558.4$ 3.2 % Net Operating Waste Water Services - (45.1) 45.1$ n/a Total Water and Waste Water Services - (188.9) 188.9$ n/a Storm Water Services Retail Revenues (5,393.6) (5,243.6) (150.0)$ (2.8 %) Other (1.0) (1.0) - - Total Revenues (5,394.6) (5,244.6) (150.0)$ (2.8 %) Operations and maintenance 2,020.5 2,020.5 - - Administration and billing 105.4 105.4 - - Corporate overhead allocation 47.6 47.6 - - Infrastructure sustainability reserve contributions 3,221.1 3,221.1 - - Total Expenditures 5,394.6 5,394.6 -$ - Net Operating Storm Water Services - 150.0 (150.0)$ n/a OPERATING (SURPLUS) DEFICIT - (38.9)$ 38.9$ 0.1 % Surplus Surplus Town of Aurora Final Net User Rate Funded Operations Results as at April 30, 2025 ADJUSTED BUDGET FORECAST Favourable / (Unfavourable) Variance Attachment 2 Page 95 of 407 ($)(%) Office of the Chief Administrative Officer AM0378: Website Host Platform Update And Migration Project 25,000$ 25,000$ -$ - SO0002: Organization Structural Review 63,138$ 63,138$ -$ - Chief Administrative Office Total 88,138$ 88,138$ -$ - Fire Services Property GN0016: Fire Station 4-5 111,433$ -$ 111,433$ 100.0 % Final project expenses to be charged directly to Town of Newmarket Total Property 111,433 - 111,433$ 100.0 % Equipment GN0020: Fire Master Plan - 2019 8,988 8,988 - - Total Equipment 8,988 8,988 - - Fire Services Total 120,420$ 8,988$ 111,433$ 92.5 % Town of Aurora Budgeted Capital Spend Forecast Update as at April 30, 2025 Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast 1 of 13 Attachment 3 Page 96 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast Operational Services Operations AM0284: Retaining Wall Repair - 1 Community Centre Lane + 25 Falling Leaf Crt 100,759 100,759 - - AM0287: Streetlight Pole Replacement - 2023 31,785 31,785 - - AM0291: Structural Lining Of Sani Sewermains & Laterals 23-26 1,391,637 1,391,637 - - AM0339: Streetlight Pole Replacement - 2024 180,000 180,000 - - AM0341: Sanitary Pumping Station/Water Booster Station Improvements 121,900 121,900 - - AM0342: Town Parking Lot Maintenance 374,531 374,531 - - AM0343: Maze Barrier Replacement - St John's Sdrd W Of Ind Pkwy 100,000 100,000 - - AM0345: Bridge And Culvert Inspections (2024-2026)5,088 5,088 - - AM0396: Engineered WW Recon – Murray- Corbet,Knowles-Hofman,Hollandview&Ostick 177,800 177,800 - - AM0397: Cul-De-Sac Interlock Island Replacement 150,000 150,000 - - GN0058: Street Light Pole Identification 17,880 17,880 - - GN0153: Winter Road Monitoring System 13,115 13,115 - - GN0170: Winter Road Monitoring System - Northwest Of Town 75,000 75,000 - - SO0061: Salt Management Plan Update 28,802 28,802 - - Total Operations 2,768,298 2,768,298 -$ - 2 of 13 Page 97 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast Parks AM0178: Parks/Trails Signage Strategy Study/Implementation 210,449 210,449 - - AM0305: Butternut Ridge Trail Construction 248,308 149,000 99,308 40.0 % Project to continue into 2026 AM0355: Playground Replacement & Parking Lot Construction - Evans Park 300,000 300,000 - - AM0356: Playground Replacement (Fully Accessible) - Town Park 5,691 5,691 - - AM0357: Splash Pad Surface Upgrade - Town Park 90,700 90,700 - - AM0358: Boardwalk Upgrade - Benjamin Pearson Parkette 510,000 510,000 - - AM0359: Playground, Picnic Shelter & Courts Replacement - Fleury Park 1,471,685 821,685 650,000 44.2 % Construction to commence in 2025 and continue into 2026 AM0376: Summit Park Playground Replacement And Bball Crt/Walkway Imp 126,399 126,399 - - AM0407: Playground Replacement, Walkway Repaving - Tom's Park 400,000 400,000 - - AM0408: Tree Inventory Update 20,700 20,700 - - AM0409: Canine Commons Parking Lot Paving 70,000 70,000 - - AM0410: Tennis Court Resurface - Thomas Coates 62,000 62,000 - - AM0411: LED Sports Field Light Upgrades (2025-2028)120,000 120,000 - - AM0412: Parks/Trails Signage Strategy Study/Implementation 2025-2027 200,000 200,000 - - AM0413: Bowling Green Improvements 35,000 35,000 - - AM0414: Tennis Court Reconstruction - Norm Weller Park 150,000 150,000 - - AM0424: Tennis Court Reconstruction - David English Park 150,000 150,000 - - GN0078: Arboretum Development 56,033 56,033 - - GN0085: David Tomlinson Nature Reserve (Phase 1-5)888,636 888,636 - - GN0097: Non Programmed Park In 2C 84,509 84,509 - - GN0128: Artificial Turf - G.W. Williams School 2,425,000 2,425,000 - - 3 of 13 Page 98 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast GN0129: Mattamy Phase 4/5 Trail 854,876 854,876 - - GN0130: Degraaf Cres Trail 181,921 181,921 - - GN0150: St. Anne's School Park 7,310,000 7,310,000 - - GN0157: Multi Use Courts As Per Parks & Rec Master Plan 300,000 300,000 - - GN0159: Trail Design (Development North Of St. Johns At Yonge St)266,238 26,600 239,638 90.0 % Substantial completion expected in 2026 GN0161: Arboretum Development - 2024 203,200 50,000 153,200 75.4 % Project to continue into 2026 GN0162: Artificial Turf - Aurora Barbarians 2,773,080 2,773,080 - - GN0166: George Street Parkland Site Preparation 415,800 415,800 - - GN0175: Tree Inventory (2025)15,500 15,500 - - GN0176: Arboretum Development - 2025 77,500 7,750 69,750 90.0 % Project to continue into 2026 GN0177: Lambert Wilson Beach Volleyball Court Expansion And Upgrades 12,000 12,000 - - SO0038: Environmental Monitoring Of 2C Lands 16,956 16,956 - - Total Parks 20,052,181 18,840,284 1,211,897$ 6.0 % Fleet Management AM0242: Vehicle Radio Upgrade 9,659 9,659 - - AM0330: Roads - 6 Ton Diesel Dump With Sander (#26-22)242,654 242,654 - - AM0347: Roads - 3/4 Ton Pick-Up (#1-23)1,852 - 1,852 100.0 % Project complete, to be closed AM0348: Water - 3/4 Ton Pick Up (#10-23)19,664 - 19,664 100.0 % Project complete, to be closed AM0349: Facilities - 3/4 Ton Pick Up Truck (#504-23)17,103 - 17,103 100.0 % Project complete, to be closed AM0350: Parks - 3/4 Ton Pick Up (#205-22)3,968 - 3,968 100.0 % Project complete, to be closed AM0352: Parks - 3 Ton Garbage Compactor (#229-22)300,000 300,000 - - AM0353: Parks - Off Road Utility Vehicle (#230-22)1,044 - 1,044 100.0 % Project complete, to be closed AM0354: By-Law - Cargo Van (#405-18)3,246 - 3,246 100.0 % Project complete, to be closed AM0398: 1/4 Ton 4X4 Pick Up (402-25)85,000 85,000 - - AM0399: Roads - GMC/K3500 (#18-24)90,000 90,000 - - AM0400: Roads - 3/4 Ton Pick Up (#13-25)90,000 90,000 - - AM0401: Roads - 6 Ton Diesel Dump With Sander (#32-24)- - - n/a AM0402: Facilities - 3/4 Ton Cargo Van (#505-23)80,000 80,000 - - 4 of 13 Page 99 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast AM0403: Parks - Arborist Truck (#223-23)- - - n/a AM0404: Parks - 2 Ton Dump Truck (#225-25)135,000 135,000 - - AM0405: Parks - 2 Ton Dump Truck (#227-23)135,000 135,000 - - AM0406: Facilities - Ice Resurfacer (#593-16)185,000 185,000 - - GN0137: SUV (Roads Technician - New)14,700 14,700 - - GN0154: Sidewalk & Parking Lot Vacuum Sweeper 200,000 200,000 - - GN0155: Truck (Flex Supervisor - Roads/Parks - New)14,982 14,982 - - GN0156: Parks - 3/4 Ton Truck (New)6,842 6,842 - - GN0167: Animal Services Vehicle For East Gwillimbury 100,000 100,000 - - GN0171: Bylaw - SUV (New)77,500 77,500 - - GN0172: Van (Water Operator - New)90,000 90,000 - - GN0173: Water - Trailer Mounted Combo Valve Exerciser & Excavation Unit 130,000 130,000 - - GN0174: Fleet Additional Heavy Equipment Hoists 36,000 36,000 - - Total Fleet Management 2,069,213 2,022,338 46,875$ 2.3 % Operational Services Total 24,889,692$ 23,630,920$ 1,258,772$ 5.1 % 5 of 13 Page 100 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast Community Services Programs AM0203: Pet Cemetery Restoration 55,795 27,000 28,795 51.6 % Project to continue into 2026 AM0265: Parade Float 27,500 - 27,500 100.0 % Project delayed to 2026 AM0306: AFLC Fitness Equipment Replacement - 2023/2024 10,260 10,260 - - AM0336: Vehicle Mitigation Equipment 60,000 60,000 - - AM0337: Town Hall - Community Reflection Space 273,962 25,000 248,962 90.9 % Construction delayed to 2026 AM0388: AFLC Fitness Equipment Replacement - 2025 83,000 83,000 - - AM0389: AFLC - Youth Room Refresh 20,000 20,000 - - AM0390: SARC - Preschool Room Refresh 20,000 20,000 - - GN0139: Pet Cemetery Fencing 100,000 - 100,000 100.0 % Project delayed to 2026/2027 GN0141: AV Equipment For Combined Virtual/In- Person Programming 8,379 8,379 - - GN0142: Snoezelen Room/Sensory Room 33,250 33,250 - - GN0151: Cultural Action Plan Implementation - 2024 50,800 50,800 - - SO0076: Sport Plan Update 5,402 5,402 - - SO0080: Community Diversity & Equity Initiatives 15,000 15,000 - - Total Programs 763,349 358,091 405,258$ 53.1 % Facilities AM0128: Town Hall - Space Refresh 299,638 50,000 249,638 83.3 % Project to continue into 2026/2027 AM0129: Security Audit & Implementation 415,150 - 415,150 100.0 % Completion of project delayed to 2026 AM0159: ACC Themoplastic Membraine Roof Replacement 160,415 160,415 - - AM0253: AFLC - Replace Roofing Above Arena Dressing Rooms 90,100 20,000 70,100 77.8 % Project to continue into 2026 AM0255: ASC - Replacement Of Security System 28,844 14,422 14,422 50.0 % Project to continue into 2026 AM0258: Energy And Demand Management Plan Implementation 95,041 47,521 47,520 50.0 % Project to continue into 2026 AM0259: Victoria Hall Refurbishment 500,000 500,000 - - AM0295: Building Automation System Replacement 132,000 132,000 - - AM0298: SARC - Enclosed Outdoor Preschool Area 58,500 58,500 - - 6 of 13 Page 101 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast AM0302: Recreation Centre - Facility Placeholder (BCA)182,854 182,854 - - AM0304: Inverter Batteries - Multi-Sites 70,000 70,000 - - AM0308: Aurora Museum & Archives & ACC Admin Refin And Paint 47,669 47,669 - - AM0310: Sports Dome - Air Conditioning 12,708 12,708 - - AM0334: Town Hall Roof Replacement - Phase 1 587,126 587,126 - - AM0335: AFLC - Arena Dehumidification Replacement 825,000 125,000 700,000 84.8 % Work delayed to 2026 to review additional project requirements AM0377: Petch House Renovations 50,000 50,000 - - AM0379: ACC - Refinish Concrete Block Walls 15,000 15,000 - - AM0380: Unplanned - Emergency Repairs Contingency (2025)117,140 117,140 - - AM0382: Town Hall Roof Phase 2 425,000 425,000 - - AM0383: Senior's Centre Roof Repairs 190,590 190,590 - - AM0384: Yonge St Plaza Repairs Contingency 50,000 50,000 - - AM0385: SARC - Replace Arena Sound System 125,000 125,000 - - AM0386: SARC - Replace Pool HVAC Compressors 150,000 150,000 - - GN0062: Backflow Prevention Meter Installation 8,891 8,891 - - GN0074: SARC Gymnasium 1,870,812 1,870,812 - - GN0110: Aurora Town Square 653,533 653,533 - - GN0164: Aurora Letters At Aurora Town Square 250,000 250,000 - - GN0168: SARC External Mural 60,000 - 60,000 100.0 % Project delayed to 2027 SO0057: Facilities Study 45,394 45,394 - - SO0077: Town Hall - Accommodation Plan 80,000 80,000 - - Total Facilities 7,596,404$ 6,039,574$ 1,556,830 20.5 % Community Services Total 8,359,753$ 6,397,665$ 1,962,087$ 23.5 % 7 of 13 Page 102 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast Planning & Development Services Development Planning GN0165: 15217 Yonge Street Land Acquisition 108,217 108,217 - - GN0178: George St Development Servicing 169,607 169,607 - - SO0086: Community Planning Permit System 250,000 250,000 - - Total Development Planning 527,824 527,824 -$ - Environment/ Waste SO0065: Energy Retrofit Program Business Case 191,400 191,400 - - SO0084: Town Facility Waste Audit Reduction Plan 75,000 75,000 - - Total Environment/ Waste 266,400 266,400 -$ - Water AM0294: Watermain Decomissioning - 15408/15390 Yonge St 210,109 210,109 - - AM0367: Watermain Rehabilitation - Mary St 250,000 10,000 240,000 96.0 % Project consultation delayed to 2026 SO0035: Water Hydraulic Model 6,435 - 6,435 100.0 % Project complete, to be closed. SO0067: Water Hydraulic Model - Upgrade 95,266 60,000 35,266 37.0 % SO0079: Water And Wastewater Master Plan 414,800 300,000 114,800 27.7 % Project to continue into 2026 Total Water 976,610 580,109 396,501$ 40.6 % Storm Sewer AM0247: Delayne Drive Channel Rehabilitation 3,246,483 300,000 2,946,483 90.8 % Construction to be completed in 2026 AM0292: Sediment Removal And Remediation - Stormwater Ponds C1 And C4 1,564,046 1,500,000 64,046 4.1 % Project to continue into 2026 AM0293: Sediment Removal And Remediation - Stormwater Ponds SC2 And WC5 - 69,044 (69,044) n/a Design to be completed in 2025. Forecasted cash outflows are $69,044 higher than 2025 planned spend, however, project spending remains within approved CBA. AM0368: Maintenance Holes In Streams Erosion Protection Works 173,000 80,000 93,000 53.8 % Project to continue into 2026 AM0369: Sediment Removal And Remediation - Ponds NC2, NC12, NC13 110,000 75,000 35,000 31.8 % AM0370: Remediation Of Stormwater Management Pond C6 400,000 100,000 300,000 75.0 % Project to continue into 2026 8 of 13 Page 103 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast AM0419: Vandorf Sdrd And Batson Dr Culvert Rehabilitation - 150,000 (150,000) n/a Design fees originally planned to 2026 to be spent in 2025. Forecasted cash outflows are $150,000 higher than 2025 planned spend, however, project spending remains within approved CBA. SO0083: Stormwater And Stream Master Plan Update 400,000 200,000 200,000 50.0 % Project to continue into 2026 Total Storm Sewer 5,893,528 2,474,044 3,419,484$ 58.0 % Sani Sewer AM0332: Yonge St Sani Sewer Rehab & Streetscape Detailed Design 747,848 500,000 247,848 33.1 % Project to continue into 2026/2027 AM0421: Sani Sewer Rehabilitation Of Patrick Dr, Webster Dr, Glass Dr 270,000 50,000 220,000 81.5 % Project design to continue into 2026 AM0422: Various Sewer Rehabilitations - 2026 169,200 80,000 89,200 52.7 % Project design to continue into 2026 SO0062: Wastewater Hydraulic Model (2023)85,583 - 85,583 100.0 % Project to continue into 2026 Total Sani Sewer 1,272,631 630,000 642,631$ 50.5 % Roads AM0037: Poplar Crescent Reconstruction 1,394,490 746,218 648,272 46.5 % Project completion in 2026 AM0038: Road, Storm, Sani and Water Rehabilitation - Gurnett, Kennedy, Victoria 3,889,692 50,000 3,839,692 98.7 % Project on hold for rehab work until WWWMP complete. AM0238: Rehabilitation - Mill St and Temperance St 2,674,017 1,000,000 1,674,017 62.6 % Culvert to be completed in 2025 while road rehabilitation to be completed in 2026 AM0239: Rehabilitation of Marksbury, Gilbank, Lacey, Mcleod 5,361,086 4,000,000 1,361,086 25.4 % Project to continue into 2026 AM0240: Goulding Ave & Eric T. Smith Way - Top Asphalt 1,510,500 800,000 710,500 47.0 % Sidewalk to be completed in 2025 while road works to be completed in 2026 AM0296: Parking Lot Rehabilitation – SARC 2,782,400 181,400 2,601,000 93.5 % Design to be completed in 2025 with construction beginning in 2026 AM0362: Full Road Reconstruction - Centre St - Yonge - Spruce St 1,500,000 1,200,000 300,000 20.0 % Project to continue into 2026 AM0366: South Town Hall Parking Lot Rehabilitation 750,000 150,000 600,000 80.0 % Design to be completed in 2025 with construction in 2026 AM0415: Rehabilitation Of Sisman Avenue, Hollidge Boulevard, John West Way 2,071,200 2,071,200 - - 9 of 13 Page 104 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast AM0416: Vandorf Sideroad Localized Road Rehabilitation 300,000 300,000 - - AM0417: Rehabilitation Of Wells St North, Cousins Dr, Dunning Ave, Brookland Ave 108,400 25,000 83,400 76.9 % Project design to continue into 2026 AM0418: Rehabilitation Of Highland Field Parking Lot 50,000 30,000 20,000 40.0 % Project design to continue into 2026 AM0420: Retaining Wall And Railing Condition Assessment 93,194 93,194 - - GN0030: Vandorf Sdrd Recon'n 79,379 50,000 29,379 37.0 % GN0163: Active Transp Facilities - Yonge - Bloomington - Go Bridge Both Sides 5,285,221 273,199 5,012,022 94.8 % Project delayed to 2026 GN0179: Train Whistle Cessation At St. John's Sdrd Safety Assessment 76,000 20,000 56,000 73.7 % Project delayed due to change in project scope SO0078: Town-Wide Parking Study 133,827 133,827 - - SO0085: Pedestrian Crossing Study 150,000 25,000 125,000 83.3 % Project to continue into 2026 Total Roads 28,209,407 11,149,038 17,060,369$ 60.5 % Traffic GN0045: Ped Crossings Per DC Study 17,597 17,597 - - GN0046: Traffic Calming Per DC Study 228,527 200,000 28,527 12.5 % Total Traffic 246,124 217,597 28,527$ 11.6 % Sidewalks GN0124: Sidewalk - Edward/ 100M E Of Yonge- Dunning 321,794 50,000 271,794 84.5 % Project to continue into 2026 Total Sidewalks 321,794 50,000 271,794$ 84.5 % Studies SO0044: Official Plan Review/Conformity To Places To Grow 234,782 234,782 - - SO0071: Zoning By Law Update 150,000 150,000 - - Total Studies 384,782 384,782 -$ - Planning & Development Total 38,099,100$ 16,279,793$ 21,819,306$ 57.3 % 10 of 13 Page 105 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast Finance Finance AM0005: Financial System 256,552$ 256,552$ - - AM0248: Advanced Metering Infrastructure 1,661,775 1,000,000 661,775 39.8 % Project to continue into 2026 AM0391: Water Meter Replacement Program - 2025- 2029 500,000 500,000 - - AM0392: Financial System Continuous Improvements 50,000 - 50,000 100.0 % Project delayed to 2026 SO0030: Storm Sewer Reserve Fund & Rate Study 102,308 - 102,308 100.0 % Project to resume in 2026 SO0060: Water Rate Study 28,601 18,000 10,601 37.1 % Total Finance 2,599,236$ 1,774,552$ 824,685$ 31.7 % Information Technology Services AM0008: Boardroom Audio/Video Equip 50,596 50,596 - - AM0009: Bus Process Automtn & Data Intgrtn 31,745 36,000 (4,255) (13.4 %) Forecasted cash outflows are $4,255 higher than 2025 planned spend, however, project spending remains within approved CBA. AM0212: Ethernet Switch Redesign 105,854 105,854 - - AM0213: Data Centre Hardware Refresh (SAN)39,845 39,845 - - AM0231: Trackit Replacement 20,000 20,000 - - AM0232: Cybersecurity Software (Defender Identity Mgmt & Cloud Security)90,000 - 90,000 100.0 % Project delayed to 2027 AM0235: End User Equipment Replacement - 2023- 2026 216,343 216,343 - - AM0236: Data Centre Equipment Replacement - 2023- 2026 135,444 135,444 - - AM0237: Mobile Equipment Replacement - 2023-2026 84,159 84,159 - - AM0270: Council Chamber A/V Technology 94,081 94,081 - - AM0271: Cybersecurity Vulnerability Services - - - n/a AM0272: Cybersecurity SIEM Services 146,528 146,528 - - AM0274: Cybersecurity (2024) (2nd Firewall At JOC)112,400 112,400 - - AM0275: Uninteruptable Power Supply Refresh 46,977 46,977 - - AM0276: Legal Management System 100,000 20,000 80,000 80.0 % Project to continue into 2027 AM0277: MS Defender Endpoint Protection 60,000 60,000 - - AM0372: Network Access Control 68,000 68,000 - - 11 of 13 Page 106 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast AM0373: Internet Redundancy 108,000 108,000 - - AM0375: CRM Replacement 300,000 300,000 - - AM0393: Wireless Upgrades & Enhancements 100,000 100,000 - - AM0394: Arcserve Tape Backup Solution 75,000 75,000 - - AM0395: Workorder Management Systems (CMMS Project)50,000 - 50,000 100.0 % Project delayed to 2026 GN0015: Migration To Cityview Workspace 100,000 100,000 - - GN0115: Cityview Portal Implementation 81,089 81,089 - - GN0116: Digital Education Program 50,000 50,000 - - GN0117: ArcGIS Portal 44,997 - 44,997 100.0 % Project to resume in 2027 GN0120: Green/Blue Bin Portal 40,000 - 40,000 100.0 % Project delayed to 2027 SO0017: Info Tech Strategic Plan Implementation 41,627 41,627 - - SO0075: Cybersecurity Awareness Training 9,824 9,824 - - SO0081: IT Strategic Plan (2025)120,000 120,000 - - SO0082: Disaster Recovery Plan (DRP) For IT (Ransomware)30,000 30,000 - - Total Information Technology Services 2,552,509 2,251,768 300,742$ 11.8 % Finance Total 5,151,745$ 4,026,319$ 1,125,426$ 21.8 % Corporate Services Legal Services SO0012: Risk Management 34,424 14,000 20,424 59.3 % Project to continue into 2027 Total Legal Services 34,424 14,000 20,424$ 59.3 % Human Resources AM0004: HR Info/Payroll System 118,571 25,571 93,000 78.4 % Project to continue into 2028 with implementation of additional modules SO0052: Job Hazard Assessment 25,472 25,472 - - Total Human Resources 144,043 51,043 93,000$ 64.6 % 12 of 13 Page 107 of 407 ($) (%) Planned/Budgeted Capital Spend for 2025 Variance Variance Explanation2025 Forecast Project Management & Business Transformation GN0152: Facilities & Trails Accessibility Assessment 42,770 42,770 - - GN0169: Parks Accessibility Assessment 90,000 90,000 - - SO0006: Emergency Response Plan Update 29,820 29,820 - - Total Project Management & Business Transformation 162,590 162,590 -$ - Bylaw GN0025: Bylaw Radios 12,982 12,982 - - GN0111: AMPS Implementation 79,698 79,698 - - Total Bylaw 92,680 92,680 -$ - Access Aurora AM0001: Accessibility Plan 18,071 18,071 - - Total Access Aurora 18,071 18,071 - - Corporate Services Total 451,807$ 338,384$ 113,424$ 25.1 % Total Capital Projects 77,160,655$ 50,770,208$ 26,390,448$ 34.2 % 13 of 13 Page 108 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. FIN25 -045 Subject: Bill 17 and other proposed residential development incentives update Prepared by: Jason Gaertner, Manager, Financial Management Adam Robb, Manager, Policy Planning & Heritage Lawrence Kuk, Manager, Development Planning Bill Jean, Manager, Code Review and Inspection Department: Finance Date: September 9, 2025 Recommendation 1. That Report No. FIN25-045 be received; and 2. That staff proceed with the development of a First-Time Homebuyers Development Charges Equivalent Rebate Policy, with an in-effect date to be upon receipt of new, dedicated funding from other levels of government that fully offsets all associated costs; and 3. That staff proceed with the development of a Local Participation in York Region Development Incentives policy for Council’s review and approval at a future meeting. Executive Summary On June 5, 2025, the provincial Bill 17 received Royal Assent resulting in changes to multiple legislative changes with the intent of removing barriers to building and speeding up the construction of new homes and infrastructure. Further, York Region has recently approved multiple new policies / process changes in an effort to incentivise residential development. On April 22nd Council adopted a motion that requested staff investigate and develop a framework for a development charge rebate program specifically for first-time homebuyers in the Town of Aurora.  Provincial Bill 17 received Royal Assent on June 5, 2025, prior to the conclusion of the public comment period, making changes to multiple acts Page 109 of 407 September 9, 2025 2 of 13 Report No. FIN25-045  York Region Council has approved multiple changes to existing and new policies in support of development  The Town of Aurora’s DC rates are amongst the lowest in York Region  Bill 17 made many changes to the Development Charges Act, 1997  As a result of Bill 17, the Town can no longer enforce Green Development Standards for Ontario Building Code related matters  Bill 17 has also made several changes to the Planning Act  Many of York Region’s development incentive policies require local municipality participation  The financial feasibility of a development charge rebate program for first-time homebuyers is dependent upon the receipt of new, dedicated funding from other levels of government to fully offset associated costs Background On April 22, 2025, Council adopted a motion that requested: 1. Staff investigate and develop a framework for Development Charge rebate program specifically for first-time homebuyers in the Town of Aurora 2. Staff explore eligibility criteria, funding mechanisms, and potential financial impacts of such a program 3. Staff report back to Council with recommendations and implementation options, including timelines and potential partnerships with other levels of government 4. The program should include a claw back provision, requiring homeowners to repay all or a portion of the rebate if the home is sold within a specified period (e.g. five years), to ensure the program supports long-term homeownership rather than short-term speculation 5. This initiative be aligned with the Town’s ongoing efforts to increase housing affordability and support sustainable community growth Page 110 of 407 September 9, 2025 3 of 13 Report No. FIN25-045 Provincial Bill 17 received Royal Assent on June 5, 2025, prior to the conclusion of the public comment period, making changes to multiple acts On June 5, 2025, provincial Bill 17 – Protect Ontario by Building Faster and Smarter Act, 2025 received Royal Assent prior to the conclusion of the public comment period. These bill changes are intended to remove barriers to building and help speed up construction of new homes and infrastructure. This Bill’s changes were premised upon streamlining the development charges (DC) framework. Statutes impacted include the Building Code Act, 1992, Building Transit Faster Act, 2020, Planning Act and Transit-Orientated Communities Act, 2020. York Region Council has approved multiple changes to existing and new policies in support of development On June 12, 2025, York Region Council approved multiple changes to existing and new policies and considered other options in an effort to incentivize development. Table 1 presents a summary of the new policies approved by York Region. Table 1 Recent York Region policy / process Changes Previous Treatment New Change In-Effect Date Hard DCs for low rise residential development were due upon subdivision agreement execution, soft DCs at first building permit NEW DC Deferral for Ground- Related Residential Buildings Policy that defers the payment of hard and soft DCs until the first building permit issuance (Local participation required) April 3, 2025 Under DC Deferral for High Rise Residential Building policy could defer DCs for the earlier of 18 months after building permit issuance or, condominium registration Extended DC deferral to 48 months after building permit issuance or, condominium registration. First 24 mos. of deferral are interest free (Local participation required) April 3, 2025 Page 111 of 407 September 9, 2025 4 of 13 Report No. FIN25-045 Previous Treatment New Change In-Effect Date None NEW DC Deferral for Non-Luxury Rental Buildings policy that defers full DC payable until such time the use of the building no longer meets the definition of a non-luxury rental (Local participation required) April 3, 2025 None NEW First Time Homebuyers DC equivalent Rebate policy which offers a DC equivalent rebate to an eligible purchaser of an eligible home (cost at or below $1 million before tax) Effective upon funding availability Under Development Charges Deferral for Rental Buildings Policy could defer DCs for a period of 36 months from the date of first building permit issuance with no instalments Updated policy to commence 36-month DC deferral period from the date of first occupancy (Local participation required) June 12, 2025 Under Large Office Buildings DC Deferral Policy qualifying buildings can defer DCs up to a maximum of 20 years Add a new provision to allow for the ongoing deferral of up to 100% of the DC payable for qualifying buildings until their use change (Local participation required) June 12, 2025 Under DC Deferral for Office Buildings (less than 75,000 square feet) Policy qualifying buildings may defer DCs for 18 months. Extended available DC deferral to 48 months for qualifying office developments. (Local participation required) June 12, 2025 The Town of Aurora’s DC Rates are amongst the lowest in York Region The Town of Aurora’s DC rates are amongst the lowest of all York Region municipalities. Table 2 provides a comparison of each York Region municipality’s current DC rates for a single detached home. The Town of Georgina’s DC rate presented in this table reflects Page 112 of 407 September 9, 2025 5 of 13 Report No. FIN25-045 its recently approved average 2025 DC Bylaw rate which will take effect on September 1, 2025. These updated rates range from $35,849 to $40,496 for a single / semi residential unit. Table 2 York Region Municipal Single Home DC Rate Comparison Municipality DC Rate Markham $76,290 East Gwillimbury $57,906 King $56,790 Vaughan $52,100 Richmond Hill $49,340 Whitchurch-Stouffville $46,728 Newmarket $44,203 Aurora $40,050 Georgina $37,291 Analysis Bill 17 made many changes to the Development Charges Act, 1997 Of the numerous legislative changes which were approved as part of this bill, some became effective immediately while others are to be proclaimed in effect at a future date to be determined. In particular, several changes were made to the Development Charges Act, 1997 (DCA). Table 3 summarizes the key changes made to the DCA, as well as their in-effect dates. Table 3 Bill 17 Changes to Development Charges Act Previous Treatment New Change In-Effect Date DC credits applied toward same service as infrastructure completed by developer Ability to merge related DC services in the provision of DC credits Royal Assent Page 113 of 407 September 9, 2025 6 of 13 Report No. FIN25-045 Previous Treatment New Change In-Effect Date DC frozen as of complete site plan or zoning bylaw amendment application submission date + interest Lower DC payable of frozen DC Rate + Interest, or prevailing DC rates Royal Assent Rental and institutional developments pay DCs in 6 annual instalments + interest 6 annual instalments continue, ability to charge interest eliminated Date to be proclaimed Developments subject to DC instalments cannot opt to pay DCs all at once Developments subject to DC instalments can opt to pay DCs all at once Date to be proclaimed For developments subject to DC instalments, should a change of use occur, full unpaid DCs become payable immediately Eliminates the requirement to pay all unpaid DCs immediately upon a change of use Date to be proclaimed DCs generally paid at first building permit issuance DCs payable at the earlier of occupancy permit, or first occupancy, interest free Date to be proclaimed Long term care homes are charged DCs in 6 annual instalments if ‘for- profit’; DCs are exempted if ‘non- profit’ Both ‘for-profit’ and ‘non-profit’ long term care homes DCs are exempted Royal Assent Any DC by-law amendment regardless of its impact is subject to prescribed DCA timelines and processes Municipalities can remove/extend expiration date, stop/pause indexing, and reduce DCs through a by-law amendment without being subject to prescribed DCA timelines and processes. Royal Asset Land could be ineligible for prescribed DC services such as for Parks & Recreation Land may now be eligible for recovery under select DC Service to be prescribed by regulation. Royal Assent Page 114 of 407 September 9, 2025 7 of 13 Report No. FIN25-045 Previous Treatment New Change In-Effect Date No ‘Local services’ infrastructure costs are eligible for recovery through DCs; there is no local service definition in DCA Yet to be developed regulation will define what infrastructure services are captured under ‘local services’ Royal Assent In particular, the change in the DC payable trigger from the point of a development’s commencement of construction to its occupation will not only have financial implications but also create administrative challenges for the Town. In many instances, the Town does not currently issue an occupancy permit; therefore, in many development instances a clear trigger point for the DC collection does not exist. The Town will need to update its internal processes and procedures to establish this necessary trigger point at an anticipated material administrative impact to the Town. As a result of Bill 17, the Town can no longer enforce Green Development Standards for Ontario Building Code related matters Through amendments to the Building Code Act, 1992, Bill 17 has restricted the authority of municipalities to pass by-laws respecting the construction or demolition of buildings. Furthermore, clarification from the Deputy Minister of Municipal Affairs and Housing on June 19, 2025, stated that municipalities can not use provisions in the Municipal Act, 2001 or the Planning Act to implement green development standards through site plan control as it relates to construction of a building and any energy efficiency requirements for a building. This will result in the Town no longer being able to enforce Green Development Standards in its current capacity. Matters related to the actual design or construction of buildings, such as requiring solar or EV-ready connections, will no longer be enforceable. However, it is anticipated that a voluntary and negotiated approach to implementing such Green Development Standards can still occur with developers. Further, Green Development Standards can still apply for non-building code matters such as stormwater management, walkability, and bike friendly design. It is expected that further clarity will be provided once the province releases the corresponding regulations regarding the Bill 17 amendments, and the Town will implement its Green Development Standards accordingly. Page 115 of 407 September 9, 2025 8 of 13 Report No. FIN25-045 Bill 17 has also made several changes to the Planning Act The following are some of the significant changes made to the Planning Act through Bill 17. It is expected that further information will also come through the implementation of regulations that will be released by the province at a future date: I. Allowing “as of right” permissions for minor variances up to 10 percent of a setback regulation Bill 17 introduces amendments to the Planning Act that would allow certain deviation (up to 10%) from the Town’s Zoning By-law requirement as it relates to setback. Furthermore, this would be “as of right” permission, meaning the landowner will not require municipal approval for deviation related to setbacks under 10% of the Zoning By-law requirement. While this is intended to streamline approval, Staff has concerns that this may result in potential land use conflicts such as providing inadequate setbacks for grading and drainage and maintenance purposes and significantly limit the municipality’s ability to review and manage site- specific conditions through the minor variance process. II. Narrowing the scope of complete application requirements Through Bill 185, Cutting Red Tape to Build More Homes Act, 2024, the province has established pre-consultation with municipalities as a recommended component of the process, without making it mandatory. Bill 17 has now further restricted what materials and information are required prior to deeming an application complete. The legislation prohibits municipalities from requiring studies related to sun/shadowing, wind, urban design, and lighting. Although Bill 17 just removed urban design studies from the review process, it is noted that as part of Bill 23, More Homes Built Faster Act, 2022, municipalities do not have authority to review exterior design, landscape and streetscape design. Restricting such requirements could affect the Town’s ability to ensure high-quality urban design, protect adjacent properties and address public realm concerns during the review process. III. Allowing the Minister to impose conditions on MZOs Bill 17 has also added that the Minister will have the authority to impose conditions upon MZOs, such as the requirement for an owner to enter into an agreement that is registrable on the land and binding upon subsequent owners. This aligns with the province’s direction regarding the updated MZO process after the removal of the previous Community Infrastructure and Housing Accelerator tool but would enable the Minister to implement such conditions without the need for municipal consent. Page 116 of 407 September 9, 2025 9 of 13 Report No. FIN25-045 This could expose the Town to having its Official Plan and zoning frameworks by- passed while still being responsible for matters such as infrastructure, servicing, and implementation. IV. Permitting schools as of right on urban land Additionally, Bill 17 permits elementary or secondary schools as of right on urban land zoned for residential uses. This best practice is already enforced in the Town’s Zoning By-law and Official Plan and is not anticipated to result in any impacts. V. Limiting municipal flexibility on the number of affordable housing units and the longevity of these units under Inclusionary Zoning Bill 17 set a maximum cap whereby up to 5 percent of the total residential units or gross floor area within a Major Transit Station Area can be designated as affordable housing under Inclusionary Zoning. Additionally, the bill introduces a requirement that these affordable units must remain affordable for a maximum of 25 years. This policy will shift from the current municipal led framework. Previously, municipalities had discretion to set inclusionary zoning requirements based on local housing needs and policy priorities. The maximum 25 years requirement may potentially undermine the Town’s long-term affordable housing goals. Many of York Region’s development incentive policies require local municipality participation All of York Region’s DC deferral policies include a local participation clause, which states that York Region will only enter into a policy’s underlying DC deferral agreement if the local municipality has provided a similar, if not better, incentive for the proposed development; meaning the Town will be subject to pressure to match each York Region incentive offering. It is anticipated that as the development community becomes more aware of York Region’s policies, their usage is likely to escalate. Should a developer want to access an incentive offered under one of York Region’s policies it will firstly inquire if the Town is willing/able to offer an equivalent incentive to its policy’s offering. To minimize the risk of causing a delay to a development, a prompt response from the Town is necessary. At present, since the Town does not have an equivalent policy(cies) to those of York Region, Town staff must bring each individual incentive offering of this nature to Council for its decision. Page 117 of 407 September 9, 2025 10 of 13 Report No. FIN25-045 To minimize delays, it is recommended that staff be empowered with devising affordable incentive offerings on behalf of Council in instances such as this. If Council is supportive of a framework of this nature, staff would draft a Local Participation in York Region Development Incentives policy for Council’s review and approval. This policy would define a framework that would delegate authority to staff and guide incentive decisions of this nature. Two key principles of this policy would be affordability and assurance. The financial feasibility of a development charge rebate program for first-time homebuyers is dependent upon the receipt of new, dedicated funding from other levels of government to fully offset associated costs York Region Council has already developed and approved a policy of this nature. Should the Town proceed with its own policy, it should align with York Region’s. As the administrative requirements for this program are expected to be high, aligning these policies will allow for efficiencies administering both of these policies, as well as minimize applicant confusion. It is likely that should both of these policies proceed, synergies will be possible through combining the Town and York Region’s rebate application processes. York Region’s policy offers an equivalent DC rebate to eligible first-time home buyers of eligible homes. A home purchaser is eligible for this rebate should they be a recipient of Ontario’s Land Transfer Tax Refund for First-Time Homebuyers. An eligible home is considered to be any new residential construction located in York Region with a purchase price, before tax, at or below $1 million, on the date of closing. This rebate does not apply to non-first-time buyers of a new home, resale properties, assignment sale or any non-residential properties. Historically, 20 percent of the Town’s new apartment units have been purpose-built rental in nature. Due to a slumping condo market, and recently introduced purpose built rental development incentives, the proportion of the Town’s total proposed apartment units has become much more weighted toward rental units (estimated to be closer to 70 percent at the moment). The proportion of new apartment units that are purpose- built rental in nature are expected to fall over time as the condo market recovers. As a result, the number of new apartments being sold to first time home buyers is expected to be relatively low in the short-term and then slowly recover over the medium to longer term. Based upon a qualifying home purchase price of $1 million and in consideration of the above noted rental versus non-rental new apartment unit trends, the annual financial Page 118 of 407 September 9, 2025 11 of 13 Report No. FIN25-045 cost to the Town is estimated to be $283,300 on average, or $2.8 million over the next 10 years. Advisory Committee Review None Legal Considerations Bill 17 referenced throughout this report has received Royal Assent; some its changes have become effective immediately, while others will become effective via a future proclamation. The Town must ensure its continued compliance with these legislative changes as they become effective. It is still anticipated that further direction and clarity on the above noted matters will come from the province’s release of the implementing regulations. Financial Implications The financial impacts from Bill 17 will be significant; once all changes become effective, they will result in the permanent loss, or significant delays in the Town’s receipt of development charge revenue needed to support growth capital projects. Lost revenues will take the form of DC exemptions for eligible residential development (long-term care and non-profit rental units). The Town will also lose interest revenue relating to many of its DC repayment agreements. The degree of revenue loss will be dependent upon how much of this development proceeds. The likely greatest financial impact to the Town as a result of Bill 17 will be the delayed collection of development charge revenue. Upon proclamation of this section of Bill 17, the Town will be required to collect all DCs upon occupancy rather than the commencement of construction of a development, delaying the receipt of these revenues for possibly two to three years. Further, as most York Region’s development incentive policies require the Town’s participation, should the Town opt to do so it will experience further financial pressures as a result. These financial impacts will be worsened as the economy continues its decline as development remains slow. Page 119 of 407 September 9, 2025 12 of 13 Report No. FIN25-045 In response, Finance has decreased its total projected development charge revenue over the next 10 years by close to one third to $71.3 million, representing a $32.4 million reduction. This will result in the delay of planned growth capital projects in the 10-year capital plan to be included in the 2026 Budget. For work that cannot be delayed, debt may be used by the Town as an interim funding source. The Town will continue to seek alternative funding sources such as grant revenues, and in instances where no other choice is available, tax levy support may be necessary to address the Town’s growth needs. Should the Town proceed with the implementation of a first-time home buyer equivalent DC rebate policy, there would be an estimated annual financial impact of $283,300 per year, or $2.8 million over the next 10 years, which would further negatively impact the ability to build growth capital. Consequently, it is recommended that the Town adopt a similar stance to that of York Region, being the delay of a policy until such time dedicated funding from other levels of government can be obtained to fully offset these estimated costs. Communications Considerations The town will inform the public about the information contained in this report by posting it to the Town’s website. Climate Change Considerations There are no direct climate change implications as a result of this report. Link to Strategic Plan Development Charges are the primary funding source through which Ontario municipalities can finance the cost of expanding infrastructure and service amenities to accommodate growth demands in their communities. Undertaking an examination of the impacts of recent legislative changes on this critical funding source demonstrates the Strategic Plan principles of Leadership in Corporate Management. Similarly, as planning and building related legislation are key enablers of the Town’s development growth an examination of Bill 17’s impacts to these acts is necessary. Page 120 of 407 September 9, 2025 13 of 13 Report No. FIN25-045 Alternative(s) to the Recommendation 1. Council could enact the First Time Home Buyers Development Charge Equivalent Rebate policy without a clear funding source. Conclusions Incentivizing residential development continues to be a priority for all levels of government. With this goal in mind, through Bill 17 the province has made further legislative changes that impact how municipalities operate. York Region Council has recently approved several policy and process changes in support of development that will impact the Town. As many of York Region’s recently introduced development incentive policies require local municipality participation, it is recommended that the Town develop a new Local Participation in York Region Development Incentives Policy. Further, the Town is considering its own residential development incentive in the form of a first-time home buyers development charge equivalent rebate program. Attachments Attachment 1 – Motion – Development Charge Rebate Program for First-Time Homebuyers Attachment 2 – York Region’s First-Time Homebuyers Development Charges Equivalent Rebate Policy Previous Reports None Pre-submission Review Agenda Management Team review on August 21, 2025 Approvals Approved by Rachel Wainwright-van Kessel, CPA, CMA, Director, Finance Approved by Doug Nadorozny, Chief Administrative Officer Page 121 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Member Motion Mayor Mrakas _______________________________________________________________________________________ Re: Development Charge Rebate Program for First-Time Homebuyers To: Members of Council From: Mayor Tom Mrakas Date: April 8, 2025 _______________________________________________________________________________________ Whereas the Town of Aurora is committed to supporting housing affordability and increasing homeownership opportunities for residents; and Whereas a Development Charge (DC) rebate for first-time homebuyers is a meaningful way to reduce upfront costs and improve affordability; and Whereas first-time home buyers often face significant financial barriers to entering the housing market, and a targeted DC rebate would provide immediate relief to those looking to purchase their first home in Aurora. 1.Now Therefore Be It Hereby Resolved That staff to investigate and develop a framework for a Development Charge (DC) rebate program specifically for first-time homebuyers in the Town of Aurora; and 2.Be It Further Resolved That staff explore eligibility criteria, funding mechanisms, and potential financial impacts of such a program; and 3.Be It Further Resolved That staff report back to Council with recommendations and implementation options, including timelines and potential partnerships with other levels of government; and 4.Be It Further Resolved That the program include a clawback provision, requiring homeowners to repay all or a portion of the rebate if the home is sold within a specified period (e.g., five years), to ensure the program supports long-term homeownership rather than short-term speculation; and 5.Be It Further Resolved That this initiative be aligned with the Town’s ongoing efforts to increase housing affordability and support sustainable community growth. Attachment 1 Page 122 of 407 Attachment 4 1 Status: DRAFT First-Time Homebuyers Development Charges Equivalent Rebate Policy Approved By: Approved On: Policy Statement A policy governing Regional rebate of development charges and area-specific development charges for first time homebuyers that meet policy criteria. This policy will only take effect upon receipt of new, dedicated funding from other levels of government to offset any associated costs of the rebate. Application This policy is available for qualifying first-time homebuyers of new construction home in York Region and would take effect upon receipt of new, dedicated funding from other levels of government to offset any associated costs of the rebate. Purpose The purpose of this policy is to establish the rules and practices for providing a development charges equivalent rebate for first time homebuyers of new construction homes in York Region. This policy will help address the housing affordability crisis Council declared in 2021 and will help achieve the following outcomes: Address the Region’s housing challenges More accessible and affordable homeownership Attraction of first-time homebuyers to York Region Attachment 2 Page 123 of 407 First-Time Homebuyers Development Charges Equivalent Rebate Policy 2 Definitions Development charges: The Region’s development charges, including any area- specific development charges First-Time homebuyer: A purchaser of an eligible home, where the purchaser is a recipient of Ontario’s Land Transfer Tax Refunds for First-Time Homebuyers New construction: A home in respect of which development charges have been paid and which is entitled to a warranty under section 13 of the Ontario New Home Warranties Plan Act (ONHWPA), and which is sold to the purchaser by a vendor as defined in ONHWPA Rebate: A reimbursement for development charges properly paid and subsequently returned to an individual under a rebate provision Description 1. Eligibility First-time homebuyers who apply and meet the Region’s eligibility criteria may be eligible to receive a rebate on the development charges paid. The development charges equivalent rebate applies where all the following criteria are met: a) Eligible home – Any new residential construction located in York Region with a purchase price, before tax, at or below $1 million (as shown as the consideration on the Transfer/Deed of Land), on the date of closing which is on or after the effective date of this policy b) Eligible purchaser - Must be in receipt of a rebate for an eligible home under Ontario’s Land Transfer Tax Refunds for First-Time Homebuyers The rebate does not apply to non-first-time buyers of a new home, resale residential properties, assignment sale or any non-residential properties. 2. Application Process To be eligible for the Region’s rebate program, the applicant must complete the Region’s First-Time Homebuyers Development Charges Equivalent Rebate Application. All rebate applications must include the following supporting documents:  Copy of the Statement of Adjustments Page 124 of 407 First-Time Homebuyers Development Charges Equivalent Rebate Policy 3  Copy of Transfer/Deed of Land  Copy of Agreement of Purchase and Sale  Proof of receipt of Land Transfer Tax Refund for First-Time Homebuyers The Region reserves the right to request further documentation. 3. Rebate Calculation The Region will calculate development charges rebate available under the terms of this policy based on the actual amount of development charges paid. In no event shall a rebate be for a higher amount than the amount of development charges actually paid. The Region’s Development Charges equivalent rebate will be reduced proportionate to any reduction of the Land Transfer Tax Refund for First-Time Homebuyers. All rebates are net of an administration fee of $1,800, or as amended in future York Region Fees and Charges for Services and Activities Bylaw. 4. Time Limit to Apply for Rebate An applicant must apply for the rebate within 8 months of the date of closing for the purchase of the new home. If this policy is repealed and the date of closing is after the repeal, subject to Council direction, no rebate will be provided. 5. Review and Approval Applications will be reviewed by the Finance Department. The application will be assessed based on the provided information and supporting documents. If approved, the applicant will receive a notification detailing the rebate amount and the expected timeline for disbursement. 6. Rebate Disbursement The rebate amount will be issued as a cheque to the registered property owners, who is a qualified first-time home buyer. 7. Decisions Final Any decision as to the eligibility and amount of the rebate will be final with no dispute mechanism. 8. Report Back to Council Staff will report back to Council annually on the uptake of this policy once in- effect. Page 125 of 407 First-Time Homebuyers Development Charges Equivalent Rebate Policy 4 9. Effective Date This policy will only take effect upon receipt of new, dedicated funding from other levels of government to offset any associated costs of the rebate. Responsibilities Director, Treasury Office, Finance Department  Administer the rebate policy, including assisting stakeholders in determining if they qualify for the policy  Enforce the rebate policy  Reimburse development charges when applicable Director, Corporate Shared Financial Services, Finance Department  Facilitate reimbursement of development charges when applicable Compliance The Director, Treasury Office, shall ensure compliance with the Development Charges Act, 1997, this policy and all other legislative requirements. Reference Legislative and other authorities  Development Charges Act, 1997, S.O. 1997, c. 27  York Region Development Charges Bylaw No. 2022-31  York Region Fees and Charges for Services and Activities Bylaw  Ontario New Home Warranties Plan Act  Land Transfer Tax Refunds for First-Time Homebuyers Contact Title Director, Treasury Office Page 126 of 407 First-Time Homebuyers Development Charges Equivalent Rebate Policy 5 Branch Treasury Office Department Finance Approval Council Date: Council Minute Item: Committee Date: Committee Minute Item: Accessible formats or communication supports are available upon request. #16720861 Page 127 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. FIN25 -046 Subject: Full Accounting of the Armoury and Yonge Street Properties Prepared by: Mohamedali Kamalia, Senior Financial Management Advisor Department: Finance Date: September 9, 2025 Recommendation 1. That Report No. FIN25-046 be received for information. Executive Summary On May 27, 2025, Council passed a motion requesting staff provide a full accounting of the Aurora Armoury located at 89 Mosley Street. As requested, this report provides a full accounting of the Aurora Armoury Building from acquisition in 2014 to the conclusion of Niagara College’s lease on June 30, 2025. On June 10, 2025, Council also passed a motion requesting staff provide a full accounting of the properties located at 15157, 15165, and 15171 Yonge Street. As requested, this report provides a full accounting of the Yonge St. properties from their acquisition in 2020 to the fiscal year ending 2024.  The Town acquired the Armoury on September 30, 2014, at a total cost of $540,275  The Town spent $5,739,308 to reconstruct and renovate the Aurora Armoury, including an estimated $755,232 in leasehold improvements directly relating to the operations of Niagara College  The Town achieved a net operating gain of $300,234 over the four-year lease term with Niagara College  The Town acquired the Yonge Street properties at a total cost of $7,687,869 Page 128 of 407 September 9, 2025 2 of 8 Report No. FIN25-046  The Yonge Street properties have consistently generated a positive net income for the Town of Aurora  The Yonge Street properties are presently 66% occupied Background The Aurora Armoury located at 89 Mosley Street was originally constructed in 1874 as a drill shed for the 12th Battalion of Infantry (York Rangers) and served as a training facility for citizen soldiers. The Town of Aurora purchased the Armoury from the federal government in 2014 with the intention of restoring the heritage elements of the building. Restoration began with the detailed design work in 2017, with construction commencing in 2018. The newly renovated historical building was re-opened to the public in late 2019 as a community gathering space and as a hub for culinary and hospitality education. In 2020, the Town entered into a lease agreement with Niagara College. The term as set out in the lease was to commence 45 days after Niagara College was satisfied with the leasehold improvements or on a mutually agreed upon date. This lease was then amended to include a term commencement date of July 1, 2021, for a period of four years with a mutual option to extend the term of the lease agreement for one additional year. Niagara College ended its tenancy on June 30, 2025. On May 27th Council passed a motion requesting staff provide a full accounting of the Armoury from its acquisition in 2014 to the end of the lease term with Niagara College on June 30, 2025. More specifically, the motion directed staff to prepare a comprehensive report outlining: - The full acquisition cost of the Armoury Building - The cost of reconstruction and renovations to the Armoury, including a breakdown separating leasehold improvements directly related to the operations of Nagara College - Total rental income received from Niagara College - Any financial obligations, commitments, or contributions made by the Town of Aurora under the lease agreement - Any other financial analysis staff deems necessary to provide full transparency related to the project and lease The motion also required this report to be presented to the Committee of the Whole by no later than the third quarter (Q3) of 2025. Page 129 of 407 September 9, 2025 3 of 8 Report No. FIN25-046 The properties located at 15157, 15165, and 15171 Yonge Street were acquired by the Town in 2020 as part of Aurora’s broader downtown revitalization strategy. The properties have been generating lease revenue for the Town since their acquisition in 2020. On May 10th Council passed a motion requesting staff provide a full accounting of 15157, 15165, and 15171 Yonge Street from their acquisition in 2020. More specifically, the motion directed staff to prepare a comprehensive report outlining: - The full acquisition costs for each of the properties located at 15157, 15165, and 15171 Yonge Street, including purchase price, legal and professional fees, due diligence costs, and any other associated acquisition-related expenditures - Any rental income received to date from tenants occupying the properties since the date of acquisition - All operating and maintenance expenses incurred for each property since acquisition, including but not limited to utilities, insurance, repairs, and property management - Any capital investments made to date in relation to these properties - An overview of the current occupancy status and any leasing arrangements in place - A summary of the net financial position (i.e., income vs. expenses) of the properties since acquisition The motion also required this report to be presented to the Committee of the Whole by no later than the third quarter (Q3) of 2025. Analysis The Town acquired the Armoury on September 30, 2014, at a total cost of $540,275 The Aurora Armoury located at 89 Mosley Street was purchased by the Town from the federal government on September 30, 2014. A breakdown of the total acquisition cost can be found under Table 1. The purchase price of $514,800 is exclusive of harmonized sales tax (HST). The Town was able to fully recover the associated HST costs through rebates and input tax credits. Other acquisition costs included a land transfer tax, condition assessment, appraisals and other legal fees. Page 130 of 407 September 9, 2025 4 of 8 Report No. FIN25-046 Table 1 Total Cost of the Aurora Armoury Description Amount Purchase Price 514,800 Condition Assessment, Appraisal and Other Legel Fees 19,278 Land Transfer Tax 6,197 Total Cost 540,275 The Town spent $5,739,308 to reconstruct and renovate the Aurora Armoury, including an estimated $755,232 in leasehold improvements directly relating to the operations of Niagara College The detailed conceptual design for the Armoury’s reconstruction and renovation was completed in 2017. The demolition of the interior of the building which included the removal of known designated substances began in 2018, with substantial completion of all planned work by the fall of 2019 at a total cost of $5,739,308. Table 2 presents a more detailed breakdown of this investment. Table 2 Detailed Breakdown of Total Investment Description Amount Building Structure & Windows 2,406,117 HVAC & Mechanical 1,036,409 Food Service Equipment 610,574 Roof 505,290 Design & Project Management 464,266 Plumbing & Fixtures 197,461 Demolition & Disposal 155,916 Furniture 147,612 Road & Curb 57,840 IT Infrastructure 56,832 Hydrants 44,585 Parking Lot & Lighting 25,709 Landscaping 14,460 Page 131 of 407 September 9, 2025 5 of 8 Report No. FIN25-046 Description Amount Asbestos Abatement 5,652 Signage 4,965 Water Valves 3,297 Security System 2,323 Total Investment 5,739,308 Of this project’s total cost, an estimated $755,232 was spent on leasehold improvements directly related to the operations of Niagara College. The newest leasee of the Aurora Armoury, Slabtown Cider Company will continue to use these leasehold improvements over the duration of its lease agreement with the Town. A breakdown of these leasehold improvements is included in Table 3. Table 3 Estimated Leasehold Improvements Description Amount Food Service Equipment 610,574 IT Infrastructure 49,796 Building Structure 36,228 HVAC & Mechanical 30,356 Furniture 19,838 Plumbing & Fixtures 8,440 Total Leasehold Improvement Cost 755,232 The Town achieved a net operating gain of $300,234 over the four-year lease term with Niagara College Over the amended lease period commencing on July 1, 2021 and concluding on June 30, 2025, the Town collected a total of $712,500 in lease revenue. This revenue was net of a committed annual fee of $37,500 to Niagara College for the first two years of the lease. The Town’s obligations as per the terms of the lease included the provision of building preventative maintenance, response repairs and maintenance and cleaning. This included maintaining the building structure, roofing, kitchen appliances, HVAC equipment, security system and providing and bearing the costs of all utilities. These operating costs totalled $412,266 over the full lease period. The net operating gain Page 132 of 407 September 9, 2025 6 of 8 Report No. FIN25-046 realized by the Town over the duration of the lease totalled $300,234. A detailed summary of the annual lease revenue and expenses during the term of the lease are included under Attachment 3. The Town acquired the Yonge Street properties at a total cost of $7,687,869 The properties located at 15157, 15165, and 15171 Yonge Street were purchased by the Town on July 30, 2020. A breakdown of the total acquisition cost can be found under Table 4. The purchase price of $7,500,000 is exclusive of harmonized sales tax (HST). The Town was able to fully recover the associated HST costs through rebates and input tax credits. Other acquisition costs included a land transfer tax, condition assessment, appraisals, title insurance, and other legal fees. Table 4 Total Cost of the Yonge Street Properties Description Amount Purchase Price 7,500,000 Land Transfer Tax 146,475 Condition Assessment, Appraisal, Title Insurance and Other Legel Fees 41,394 Total Cost 7,687,869 The Yonge Street properties have consistently generated a positive net income for the Town of Aurora The Town collected a total of $1,614,580 in lease revenue from the three Yonge Street properties from their acquisition on June 30, 2020 to the end of 2024. The Town’s operating expenses related to the properties includes general repairs and maintenance of the building, property taxes, and providing and bearing the costs of all utilities. These operating costs totalled $610,692 over the five-year timeframe. The net operating gain realized by the Town from 2020 to 2024 totalled $1,003,888. A detailed summary of the annual lease revenue and expenses are included under Attachment 4. The Town has not made any capital investments to date in relation to these properties. Page 133 of 407 September 9, 2025 7 of 8 Report No. FIN25-046 The Yonge Street properties are presently 67% occupied Using current floor plans, there are a total of 12 suites across the three properties. Of these, eight are currently occupied, representing an overall occupancy rate of approximately 67%. This leaves four suites vacant and available for tenancy. Advisory Committee Review None Legal Considerations None Financial Implications There are no financial implications as a result of this report. Communications Considerations The town will inform the public about the information contained in this report by posting it to the Town’s website. Climate Change Considerations This report does not impact greenhouse gas emissions or impact climate change adaptation. Link to Strategic Plan The provision of a full accounting of the Aurora Armoury to Council supports the Strategic Plan principles of progressive corporate excellence and continuous improvement, as well as accountability and transparency to the public. Alternative(s) to the Recommendation None Page 134 of 407 September 9, 2025 8 of 8 Report No. FIN25-046 Conclusions As requested by Council, staff has prepared a full financial accounting of the Aurora Armoury building from its acquisition in 2014 to the conclusion of Niagara College’s lease on June 30, 2025 as well as the properties located at 15157, 15165, and 15171 from acquisition in 2020 to the fiscal year ending 2024. Attachments Attachment 1 – Armoury Profit & Loss Statement Attachment 2 – Yonge Street Properties Profit & Loss Statement Previous Reports None Pre-submission Review Agenda Management Team review on August 21, 2025 Approvals Approved by Rachel Wainwright-van Kessel, CPA, CMA, Director, Finance Approved by Doug Nadorozny, Chief Administrative Officer Page 135 of 407 89 Mosley (Aurora Armoury) - Niagara College Lease Operating Gain/Loss Annual Revenue: Lease Revenue (Net of Annual Fee)20,625 80,625 178,125 275,625 157,500 712,500 Annual Expenses: 62014: Utilities 32,960 1,319 1,659 2,669 1,304 39,912 62015: Heating Fuel 5,665 12,370 11,503 11,769 7,089 48,396 62040: Building Supplies 396 1,134 1,530 62071: Op Mat - Hardware & Tools 1,500 230 629 198 2,557 62082: Op Mat - Pest Control 700 2,660 2,644 1,645 644 8,293 62083: Op Mat - Janitorial Supply 2,900 276 588 617 257 4,638 64048: Waste Disposal Fee 1,300 1,300 64094: Equip Serv Contract - Telecomm 1,500 2,017 1,787 2,657 1,051 9,012 64101: Building R&M 2,741 3,734 2,682 490 9,647 64105: R&M Life Safety 1,500 4,394 4,556 4,608 1,903 16,961 64106: R&M Locks, Doors & Windows 500 30,416 561 6,012 37,489 64107: R&M Painting/Contractor 239 239 64108: R&M Plumbing 500 165 4,873 6,746 539 12,823 64109: R&M Roofing 500 500 64111: R&M Electrical 3,400 3,720 4,415 11,535 64113: R&M HVAC 49,789 656 8,184 873 59,502 64116: R&M Security 500 543 760 2,791 4,594 64121: Contracts Cleaning 43,200 36,745 23,207 30,886 9,301 143,339 Total Expenses 96,625 147,385 56,793 85,220 26,243 412,266 Operating Gain / (Loss)(76,000) (66,760) 121,332 190,405 131,257 300,234 TOTAL Actuals 2021 2022 2023 2024 2025 Attachment 1 Page 136 of 407 Yonge Street Commercial Properties Financial Performance Operating Gain/Loss Annual Revenue: Lease Revenue 149,328 402,163 411,870 331,761 319,458 1,614,580 Annual Expenses: Utilities 6,935 23,402 28,038 33,463 37,023 128,861 Heating Fuel 1,057 5,094 7,092 8,030 9,542 30,815 Operating Materials 1,547 6,552 6,106 8,602 2,241 25,048 Consulting 2,919 - - - - 2,919 Waste Disposal Fee 1,590 1,815 - - - 3,405 Property Taxes 32,767 63,699 64,599 66,871 71,003 298,939 Repair & Maintenance 8,982 23,159 30,893 15,217 29,049 107,300 Contracts Cleaning - - 2,538 5,727 5,140 13,405 Total Expenses 55,797 123,721 139,266 137,910 153,998 610,692 Operating Gain / (Loss)93,531 278,442 272,604 193,851 165,460 1,003,888 2024 Actuals TOTAL2020 2021 2022 2023 Attachment 2 Page 137 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. OPS 2 5 -0 17 Subject: 2025-2026 Windrow Pilot Program Models Prepared by: Matthew Volpintesta, Manager of Parks & Fleet Department: Operational Services Date: September 9, 2025 Recommendation 1. That Report No. OS25-017 be received; and 2. That a pilot financial assistance program, which offers reimbursement to eligible participants who retain private snow clearing services for the 2025/2026 program, be endorsed. Executive Summary Staff presented the 2024-2025 Windrow Program Pilot Year-End Report to Committee of the Whole on June 10, 2025. The motion by Council directed staff to return with a report to attempt to demonstrate a cost-neutral service delivery option, considering cost per household, and total program delivery expenditures. The following report details options for Council to deliver a windrow clearing service, considering financial assistance programs, as well as options for a close to cost-neutral service, with minor modifications to service delivery standard to reflect an improved overall service, based on fees reflective of total number of applications, with a minimum and maximum participant threshold.  A financial assistance model is a precedented option to help seniors and residents with disabilities cover snow removal costs while delivering a program which reduces risk and offers greater user satisfaction.  If service continues to be delivered by staff, an updated service standard is proposed to reflect a more improved overall program delivery focusing on both operational efficiencies and participant satisfaction. Page 138 of 407 September 9, 2025 2 of 10 Report No. OPS25-017  Cost recovery options remain uncertain for Town delivered program. As such, seasonal hiring should be based upon minimum and maximum program participant thresholds reflective of staffing costs.  Service application and payment processing at Town recreational facilities and online are currently being explored by staff. Background The approved June 10, 2025, Council motion directed staff to return with a report to consider additional program delivery options based on financial liability, seeking ways to demonstrate a potential cost-neutral service delivery option, considering cost per household, and total program delivery expenditures. Staff also consolidated additional public feedback on program delivery satisfaction, including social media, Customer Relationship Management (CRM) statistics, and direct feedback which were not previously included in the report, as well as conducted an updated best practices review of windrow programs offered by other municipalities throughout the Regional Municipality of York (the Region). Analysis A financial assistance model is a precedented option to help seniors and residents with disabilities cover snow removal costs while delivering a program which reduces risk and offers greater user satisfaction. As referenced in in our June report, staff received several comments and complaints around the satisfaction of the 2024-2025 Windrow Program delivery. Since the last report, CRM statistics have been included in this report, referencing over 55 complaints specific to the Windrow Program. These complaints are best summarized as confusion around service levels, specifically on timing of service, repeated windrows (from both street and sidewalk plows) and standard of driveway clearing, with most expecting a more aesthetically focused service. While some operational challenges may be overcome by service adjustments, challenges faced by staff remain around snow storage and inadequate equipment, which are somewhat insurmountable, leaving residents disappointed with the paid-for removal service. While it is apparent that the previous winter season may have been more severe than the winter season for the initial pilot, equipment must factor into the Page 139 of 407 September 9, 2025 3 of 10 Report No. OPS25-017 worst-case scenario, even if unlikely as justification for heavier scale equipment is not recommended given the pilot status of the program. A precedented and successful option, currently modeled by East Gwillimbury and other municipalities outside of York Region, is that of a financial assistance program which is provided by the municipalities for residents to help offset their costs of hiring a private contractor to clear windrows on their behalf. Under this model, a resident would secure their own private contractor and provide proof of service to the municipality at the end of the season to qualify for the grant. To minimize financial uncertainty to the Operating Budget, this program could be implemented with a participant cap. For example, a cap of 500 residents, at $150 per address, would result in a maximum program cost to the Town of $75,000. On average, private contracting services are estimated at $15-$20 per event, which would be around $120 total if measured for the eight events that were incurred last season. As such, a financial assistance model could potentially cover the entire cost of a windrow removal program for a resident, recognizing that not all contractors are bound to competitive pricing and economies of scale would impact this. In a cost comparison utilizing this proposed model in 2024-2025, the Town would have spent a total of $72,600 versus the $91,154 total spent on staffing alone, not inclusive of additional operational costs, such as administration, equipment maintenance and fuel. This is the recommended option as it allows residents to customize their service to best suit their individual needs and specialized requirements. From the perspective of the municipality, the resident would receive the financial support to ease the physical burden of the window removal while alleviating customer service complaints around timing of service, request for full snow removal, as well as negating a need for staff, equipment, fuel, administrative support and would reduce the Towns liability. Additionally, if the windrow program continued to be delivered by Town staff and became permanent, it would require consideration of the capital requirements for new equipment/upgrades, long-term asset management/funding, yearly operational impacts for supporting equipment maintenance and staffing pressures. The proposed financial assistance program would also offer greater financial certainty, allowing for a consistent funding requirement over the long-term. Page 140 of 407 September 9, 2025 4 of 10 Report No. OPS25-017 If service continues to be delivered by staff, an updated service standard is proposed to reflect a more improved overall program delivery focusing on both operational efficiencies and participant satisfaction. If Council endorses performing a windrow service using Town staff and equipment, an updated service standard is recommended that would better reflect operational deployment. In conducting an updated best practice review of municipal windrow removal programs, it was determined that most programs have a service standard delivery of time, which commences after the completion of both primary and secondary plow routes, and subsequent “clean up” runs by the plows. In previous years, to speed up response time, windrow removal trucks were deployed as soon as an initial full route was completed. Having deployment commence after initial and subsequent road plow runs, avoids the need for second or third visits in cleaning up a windrow caused by either a road or sidewalk plow, which was the most frequent complaint received. Currently, the service standard has been the same for the first two pilot programs, which is 24-hours after a snowfall, unless there is a significant weather event (which would negate any service standard due to potential emergency needs). Staff are proposing an increased service delivery standard of 12 hours, after primary and secondary road snow plow routes are completed, including any subsequent clean up runs by plows. Smaller windrows left from sidewalk plow machines are not subject to removal through this program as they do not impede vehicular access and are not synchronized with road plows or sidewalk machine routes, which will be clearly noted in the program details. While staff surveyed other municipal delivery models, it was noted that most municipalities also employed pick up trucks as standard equipment for the program. While this poses limitations under certain conditions as indicated by the previous report, staff are not recommending procurement of tractor or loader style equipment at this time, as the capital cost would not have a return on investment given the current model and pilot status of Aurora’s windrow removal program. Cost recovery options remain uncertain for Town delivered program. As such, seasonal hiring should be based upon minimum and maximum program participant thresholds reflective of staffing costs. In exploring cost-recovery options in delivering a program as operated by the Town equipment, several scenarios looked at both minimum and maximum participant thresholds based on the cost to hire seasonal staff. In adjustment of the service standard, staff are suggesting that one seasonal employee be hired for each 200 participants, with a cap of 600 participants and three seasonal hires. There are still Page 141 of 407 September 9, 2025 5 of 10 Report No. OPS25-017 uncertainties as the cost of the program set by Council will dictate the enrolment numbers of the program. Scenarios where cost recovery will not be achievable are situations where you might have 210 entries, which would justify hiring two seasonal staff; however, the cost of the program would already be set and therefore may not balance the cost to hire two seasonal staff. The following tables represent likely scenarios and total estimated net cost to hire staff for the duration of the windrow program, based upon a seasonal employee wage, and potential enrolment numbers, assuming user fee rates of $150, $200, and $250 per participating household. To fully cost recover the net cost of two seasonal employees, at least 200 windrow program participants would be required. Three contract staff would be fully cost recovered with the enrollment of 400 program participants. The reason for this, is that two seasonal staff must be hired to achieve enrolment of 200- 400 participants. For example, if enrolment is 260 participants, two seasonal staff must still be hired and will have a net cost obligation of $58,968. Staff are considering a 50- person threshold when hiring, which would allow 250 participants, or 450 participants, without adding an additional seasonal hire, supplemented by full-time employees. For example, 240 participants enrolled, with one seasonal hire, supplemented by full-time staff, versus 270 enrolled participants, justifying a need for two seasonal hires. Table 1: Scenarios based on $150 fee per participating household # of Seasonal Employees Net Staff Cost Total Participants Cost per household Total Est. Recovery** Net Cost/ (savings) to Town 1 seasonal $29,484 Minimum 200 participants $150 $24,000 $5,484 2 seasonals $58,968 Up to 400 participants $150 $48,000 $10,968 3 seasonals $88,453 Up to 600 participants $150 $72,000 $16,453 **Assumes 20 per cent of participants qualifying for low-income exemption Page 142 of 407 September 9, 2025 6 of 10 Report No. OPS25-017 Table 2: Scenarios based on $200 fee per participating household # of Seasonal Employees Net Staff Cost Total Participants Cost per household Total Est. Recovery** Net Cost/ (savings) to Town 1 seasonal $29,484 Minimum 200 participants $200 $32,000 $2,516 2 seasonals $58,968 Up to 400 participants $200 $64,000 ($5,032) 3 seasonals $88,453 Up to 600 participants $200 $96,000 ($7,547) **Assumes 20 per cent of participants qualifying for low-income exemption Table 3: Scenarios based on $250 fee per participating household # of Seasonal Employees Net Staff Cost Total Participants Cost per household Total Est. Recovery** Net Cost/ (savings) to Town 1 seasonal $29,484 Minimum 200 participants $250 $40,000 ($10,516) 2 seasonals $58,968 Up to 400 participants $250 $80,000 ($21,032) 3 seasonals $88,453 Up to 600 participants $250 $120,000 ($31,547) **Assumes 20 per cent of participants qualifying for low-income exemption Under the 2024-2025 program, a fee exemption was offered to qualifying participants who demonstrated enrolment in a provincial low-income program. Approximately 20 per cent of participants in 2024-2025 qualified for low-income status, and as such, this assumption is factored into Tables 1 through 3. Proof of provincial program participation will be used to verify low-income status. Looking at Tables 1 through 3, these variables will determine the degree of cost recovery can be achieved; ; however, based on such variables, there is no way to guarantee full cost-recovery without knowing for certain the total enrolment. As noted above, enrolment numbers will not be known until after a fee is set. Staff do not Page 143 of 407 September 9, 2025 7 of 10 Report No. OPS25-017 recommend a sliding scale fee for this program as it presents logistical challenges for staff around registration and payment and does not offer a transparent process to participants. Listed as Alternative Recommendation 1, given that Table 3 represents the closest scenario to a full cost-recovery based on all three enrolment levels the recommendation is to set a program fee to $250 per participating household with a minimum threshold of 200 participants and a maximum of 600. Alternatively, the Town may consider the delivery of windrow services through a private contractor on its behalf, though it is not clear if timing would allow for the procurement of a contractor ahead of the upcoming winter season. On average, our municipal best practice scan showed that the cost to contract out windrow removal services is, on average, $15-$20 per household, per snow event. For example, in Aurora for 2024-2025, a $15 per driveway cost multiplied by eight snow events, would result in a net cost of $54,240 against a net salary cost of $91,154. It should be noted that securing a contractor for the 2025-2026 winter season may be difficult and may not result in the best value, as winter contractors for commercial works have planned for the upcoming season with staff and vehicles. Service application and payment processing at Town recreational facilities and online are currently being explored by staff. In anticipation of a potential Windrow Program Pilot’s continuation for the upcoming season, staff have begun exploring program registration and payment through an online format, telephone and in-person at Town facilities. Acknowledging many residents interact with the Town through facilities such as the SARC, AFLC, Seniors Centre, having this option would allow for greater access, as would payment processing online or via telephone. Staff are still exploring the feasibility of using ActiveNet or the Cityview portal to prepare an online intake with consideration around information verification, and sensitive data storage and destruction, as well as additional fees or costs. Advisory Committee Review None. Legal Considerations As stated in previous reports and noted in this report and Council Report OPS-25-014, windrow clearing operations using the Town’s current equipment presents legal and Page 144 of 407 September 9, 2025 8 of 10 Report No. OPS25-017 operational risks. The 2024–2025 winter, with more than double the seasonal snow accumulation, highlighted equipment limitations that may increase the likelihood of legal claims, and operational safety incidents, including: • Property damage claims: damage to driveways, landscaping, fences, vehicles, or other private property from dense or improperly managed snow windrows. • Personal injury claims: slips, falls, or vehicle collisions involving staff or the public due to slippery conditions or unsafe operations. • Equipment-related liability: damage to Town equipment or malfunctioning blades could create hazards and cause earlier deterioration of the Town’s assets. • Reputational risk: repeated incidents may lead to public complaints or scrutiny. To date, the Town has received one property damage claim and staff have raised multiple safety concerns. Continuing the program with the same equipment and methods may increase exposure to liability, claims, and increased operational costs. On the other hand, providing financial assistance to eligible residents who retain private snow clearing services will significantly reduce the Town’s liability, generate significant cost savings by reducing staffing pressures and advanced asset deterioration, and continue to support residents in need while contributing to the local economy through local plow businesses. Financial Implications Two primary windrow program delivery options are being considered. The first being the Town’s subsidization of a private contractor to be procured by each participating resident, and the second being the Town’s direct provision of this service to participants. Should Council decide to proceed with a resident cost subsidization framework, this will result in an incremental operating cost pressure to the Town and as a result is not a cost neutral option. Under this framework, the Town would not have to hire any seasonal staff for this purpose. Further, through capping the number of program participants, this would improve overall financial certainty. In consideration that this program retains a ‘pilot’ status, it is recommended that this incremental cost be funded through a draw from the Town’s tax rate stabilization reserve. Should this program become more permanent nature, this cost will need to be phased onto the tax levy. Page 145 of 407 September 9, 2025 9 of 10 Report No. OPS25-017 If the Town were to proceed with the direct provision of this service to program participants, there is a possibility of achieving cost neutrality depending upon the user fee selected and program participation. Early analysis indicates that the contracting out of this service will reduce the needed break-even user fee; however, it is uncertain what the Town’s true contractor costs would be without going through a full RFP process for the delivery of this service. Communications Considerations The Town will inform the public about the information in this report by posting it to the Town’s website. Depending on Council’s decision, the Communications team is ready to inform residents with a fulsome campaign about the availability of a windrow removal pilot program and application requirements similar to previous year’s programs. Climate Change Considerations The recommendations have a minor impact on greenhouse gas emissions; however, when staff review future windrow clearings, green procurement will be considered as it plays an important roll mitigating the impacts of a changing climate, from air quality, stormwater management to counteracting the effects of the heat island. Link to Strategic Plan The Windrow Pilot Program supports the Strategic Plan goal of Strengthening the Fabric of our Community through its accomplishment in developing a plan to review and realign service levels to reflect current and future demographic trends. Alternative(s) to the Recommendation 1. Perform Windrow Removal Program in 2025-2026 with program fee set to $250 per participating household with a minimum threshold of 200 participants and a maximum of 600, incorporating updated service standard of 12 hours after initial and subsequent road plow clean ups are completed. 2. Council direct staff to retain a contractor to deliver the windrow program under similar parameters on behalf of the Town through an open bid process. 3. Council may provide alternative recommendation(s). Page 146 of 407 September 9, 2025 10 of 10 Report No. OPS25-017 Conclusions The above detailed report provides options for Council to deliver a windrow clearing service, considering financial assistance programs, as well as options for a close to cost-neutral service, with minor modifications to service delivery standard to reflect an improved overall service, based on fees reflective of total number of applications, with a minimum and maximum participant threshold. As described, staff recommend a financial assistance model which exponentially lowers risk while providing financial certainty and increases overall satisfaction in the delivery of the service. Attachments None. Previous Reports OPS25-014, 2024-2025 Windrow Program Pilot Year-End Report, June 10, 2025 OPS24-020, Windrow Program Eligibility Criteria, September 3, 2024 OPS24-016, Windrows Pilot Program Extension – Service Delivery Options, July 2, 2024 OPS24-007, Windrow Pilot Project – Additional Information, April 23, 2024 OPS24-004, Windrow Pilot Project – Update, April 2, 2024 OPS23-020, Potential Snow Windrow Removal Assistance Pilot Project, September 19, 2023 Pre-submission Review Agenda Management Team review on August 21, 2025 Approvals Approved by Sara Tienkamp, Director, Operational Services Approved by Doug Nadorozny, Chief Administrative Officer Page 147 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. OPS 2 5 -0 18 Subject: Beaver Mitigation Strategy Prepared by: Sara Tienkamp, Director of Operations Department: Operational Services Date: September 9, 2025 Recommendation 1. That Report No. OPS25-018 be received; and 2. That the Beaver Management and Risk Mitigation Strategy, including use of all measures when applicable, be approved; and 3. That the modified scope for Capital Project No. GN0130 – DeGraff Crescent Trail Construction, to reflect Options B and C, be approved. Executive Summary Beavers are a reality within the urban landscape; however, how they use our open spaces can result in a negative impact on both private and Town infrastructure as well as daily activities of residents. Understanding why beavers do what they do is important to a successful mitigation plan that allows for co-existence between human and mammal. The purpose of this report is to provide Council with an update and to recommend the approval of the mitigation measures set out in this report:  Operational Services staff directed to halt trapping of beavers though a Council approved motion in May 2021.  The beaver instinctively and extensively modifies the natural landscape both in rural and urban settings to suit their habitat.  The number of resident beavers has grown extensively since the Town stopped managing the population in 2021 and, as a result, assets and infrastructure are becoming impacted. Page 148 of 407 September 9, 2025 2 of 10 Report No. OPS25-018  Staff resources are being impacted by the labour-intensive actions of monitoring, removal of dams and activities associated with cleanup and forestry operations.  A beaver management and risk mitigation strategy need to be multifaceted, allowing for several approaches for successful management in differing environments.  Capital project for trail construction in jeopardy due to beaver activity along the originally scoped detailed design trail alignment. Background Operational Services staff directed to halt trapping of beavers though a Council approved motion in May 2021. Prior to May 2021, the Town used various mitigation measures, including beaver trapping on town land, to mitigate flooding and risks associated with beaver activity, primarily damming of creeks and storm ponds. In May 2021, Council approved the following: 1. Now Therefore Be It Hereby Resolved That staff be directed to discontinue the return to trapping and instead implement dam removal as it is the only humane option available to the municipality at this time and explore alternative water level management controls, including but not limited to a water flow device expert, that would ensure compliance with the respective Environmental Compliance Approval (ECA); and 2. Be It Further Resolved That a copy of this motion be sent to Hon. John Yakabuski Minister of Natural Resources and Forestry, Hon. Christine Elliott, Deputy Premier, Michael Parsa, MPP, and all York Region Municipalities. Analysis The beaver instinctively and extensively modifies the natural landscape both in rural and urban settings to suit their habitat. Native to North America, the beaver was a prime source of fur during the 1700’s fur trade within Canada. The trapping caused the beaver population to decline drastically in the country. Population growth and changing land practices provided new habitat through clearing of land for agriculture/logging/urbanization, giving rise to pioneer Page 149 of 407 September 9, 2025 3 of 10 Report No. OPS25-018 species like birch, aspen and willow all prime food sources. Channeling of streams to enhance drainage and urban living eliminated most natural predators providing for the perfect new habitat for these very industrious, adaptable rodents. It is not surprising that in our current urban settings beavers are thriving and coming into conflict with landowners and municipalities. Beavers have three basic requirements for creating a home for their families. They need trees for food, building materials, running water and topography that allows the dam to hold back water to form a pond. All natural greenspaces and manmade storm water areas within the town provide beavers with all these needs, providing for extensive habitat creation. The number of resident beavers has grown extensively since the Town stopped managing the population in 2021 and, as a result, assets and infrastructure are becoming impacted. Prior to the 1990’s, beavers were not an issue in town greenspaces as plenty of rural areas surrounded the municipality for them to thrive in. With the boom of development over the last 30 years, beavers started to become a nuisance, and Operational Services began managing the population as needed. Since the Town ceased trapping and have only been managing the issues through removal of dams and lodges, beaver populations have been multiplying rapidly as they establish new territories throughout the municipality. Beavers produce an average of four offspring per year. Young beavers remain in the lodge with their families for up to two years before moving downstream to establish their own domains. This cycle of unmanaged growth and territorial expansion is contributing to the ongoing environmental issues we are facing. The following locations in town have been impacted by beavers over the past couple years:  Aurora Community Arboretum: multiple dams have been removed and rebuilt in different locations (currently two active locations), numerous trees planted and maintained by the Arboretum have been destroyed, fences on private property have been damaged by fallen trees, including a tree in a pool, trails have been flooded (creating ice covered surfaces during winter) and pedestrian travel impacted.  Lundy Park and adjoining open space block: there is one active dam in the storm water management pond (SWMP) adjacent to park and residential homes. The dam has been removed and established multiple times over the past few years with damage to residential fences. The overflow has been blocked, causing high water levels and the potential to flood onto residential property. The pond is at capacity and multiple trees have been removed from the natural buffer surrounding the pond. There is an additional active dam in the open space block along the stream. Page 150 of 407 September 9, 2025 4 of 10 Report No. OPS25-018  Vata Court: one active dam in the SWMP adjacent to the business block. Dam has been removed but continues to be rebuilt. Beavers have created an online pond out to the SWMP by rerouting a small stream to the pond.  St. John’s Sideroad (east of Bayview): staff have been managing dams on the south and north side of St. John’s Sideroad. Currently only one active dam. While there has been extensive flooding at the rear of residential homes in the open space, there is no current risk due to the elevation; however, this location has funding allocated for trail construction. Due to damming, it is not possible to construct the trail system.  Bayview Avenue (north of St. John’s Sideroad): active beavers recently caused a tree to fall, which set fire to a hydro transformer. Many compromised trees are at risk and may potentially impact residential homes. Due to the location of the dam, staff have not been able to remove the dam but are working on assessing/ removal of hazard trees.  Wellington Street East (east of Mary Street): multiple dams have been removed and rebuilt in different locations (currently two active locations), numerous trees destroyed, trails flooded (creating ice covered trail surfaces during winter) and pedestrian travel impacted. These rodents have quickly become a nuisance for staff and residents. The construction of dams is causing drainage issues along water courses impacting trail systems/connectivity. The blocking of outlets in stormwater ponds is increasing the risk of failure to municipal and private infrastructure through potential flooding. This is particularly concerning as climatic conditions are becoming more extreme. The felling of trees and dam construction is also influencing the Town’s overall urban forest canopy cover as the loss of trees through removal or high-water levels are ultimately impacting the Town’s natural capital assets. Staff resources are being impacted by the labour-intensive actions of monitoring, removal of dams and activities associated with cleanup and forestry operations. Destruction of dams alone is not recommended, as it does nothing to make an area unattractive to beavers. If a dam is destroyed without eliminating the beaver, the beaver will immediately rebuild the dam, often the next day. They typically do not reuse the original dam materials, rather they cut down new vegetation, accelerating the damage that staff is trying to prevent. There is little value in removing a dam without first managing the beaver population in the area. Page 151 of 407 September 9, 2025 5 of 10 Report No. OPS25-018 Beavers are active year-round, and, as such, the active sites require monitoring regularly. Over the last few years staff have been engaged in ongoing beaver dam removal/site monitoring, generally, 4-5 times per month due to the numerous sites in Aurora. It is a labour intensive, costly initiative that requires 2-3 staff, vehicles and equipment, all of which is taking away from other operational tasks. A beaver management and risk mitigation strategy need to be multifaceted, allowing for several approaches for successful management in differing environments. Co-existing with beavers is the most positive solution and there are many measures the Town can take to create a peaceful existence. It may be necessary, in some extenuating circumstances, to utilize trapping measures to control beaver numbers when certain environments/infrastructure are significantly impacted, and other mitigation tactics have been exhausted. Lake Simcoe Regional Conservation Authority (LSRCA) has created a document (Attachment 1) to assist municipal partners. It also proves to have useful information for management of beavers outside SWMP areas in open space/park blocks. The Town has contacted LSRCA regarding the use of beaver baffles. While no municipalities in their watershed currently employ this method, municipalities such as the City of London and the City of Brampton have used this method, and several other methods identified below have proved successful in managing beavers. Options available to manage beavers while protecting town infrastructure include: 1. Flow regulation devices, known as beaver baffles, can be installed. A beaver baffle is a pond-levelling device, consisting of a pipe and a cage that helps control flooding. While controlling flooding, a beaver baffle also stifles the sound of flowing water, which fools beavers into thinking the stormwater pond is not a suitable location to build a dam. The installation of a beaver baffle involves making a notch in a beaver dam and laying down a pipe connected to a cage upstream of the dam. The beavers then repair the notch while leaving the pipe in place. The pipe ensures that an appropriate amount of water flows through the dam and the cage prevents the beavers from blocking the pipe’s intake while also diffusing the pull of the water’s flow that typically triggers the beavers’ damming instincts – effectively “baffling” them. Page 152 of 407 September 9, 2025 6 of 10 Report No. OPS25-018 Beaver baffles are not a foolproof solution to beaver-related issues, as their effectiveness can be influenced by several factors, including water volume, water depth, and the amount of beaver activity. They also require annual maintenance to ensure they are operating properly. 2. Installing beaver protection cages at culverts and at stormwater pond outlets to prevent beavers from blocking associated pipes and outlets. 3. Planting trees and vegetation that beavers don’t like, such as elderberry, ninebark and twinberry. 4. Wrapping individual trees, in high-risk areas, in metre-high, galvanized welded wire fencing, hardware cloth or multiple layers of chicken wire. 5. Painting tree trunks with a sand and paint mix to protect trees from beaver damage as this mixture has proven effective in deterring beavers. 6. Protecting large areas by installing 1.5-metre-high field fencing and keep the bottom of the fence flush to the ground to prevent beavers from entering underneath. 7. Retaining the services of licenced trapper in extenuating circumstances. Staff have found a local indigenous trapper who could be retained when required. 8. Engaging a contractor for dam removal in high-risk circumstances that is familiar with applicable regulations, guidelines, and best practices. Moving forward, Operational Services staff would benefit from having multiple tools available to them that would allow mitigation of the impacts of the beavers. This would involve reactive and proactive measures and collaboration with Engineering and Capital Delivery staff, to include beaver mitigation strategies in detailed design works of stormwater ponds and culverts when they near the end of their asset lifecycle and are identified for rehabilitation. Capital project for trail construction in jeopardy due to beaver activity along the originally scoped detailed design trail alignment. The design for the trail off DeGraff Cresent (north-east of Bayview Avenue and St. John’s Sideroad) has been underway for a couple years as per Capital Project No: GN0130. Over this time beavers have moved into the area for the proposed trail and Page 153 of 407 September 9, 2025 7 of 10 Report No. OPS25-018 created a dam, therefore flooded a large area of the open space parkland, in which the trail was to be constructed to provide connectivity to public amenities and recreational enjoyment. The following options are illustrated in Attachment 2 – DeGraff Crescent Trail Options: Option A: Construct trail as per design. This would include mitigating measures for removal of the beavers to build the trail system as designed or alternatively co-habitation with the beavers and increasing the length and height of the boardwalk over a larger area, resulting in increased costs. These costs would need to be evaluated and established though the landscape design consultant and LSCRA as water clearance height and footing designs/depths would vary. The cost increase is anticipated to be significant based on recent boardwalk construction projects and the increased span of area it is required to cover; therefore, the project may require consideration of a funding increase to this capital project budget by Council prior to its commencement. A high-level estimate of this project’s newly required capital budget authority because of these changes would be approximately $100,000. Option B: Modify trail design and build trail to east of property. Building the trail on the east side of the open pace block would keep the trail elevated outside of the flood prone areas; however, will only allow for connectivity to the east and not to the plaza or major intersection. Option C: Build trail out to Bayview Avenue. Extending the trail out to Bayview Avenue would allow for more direct connectivity to the plaza and major intersection; however, currently there is no sidewalk on the east side of Bayview Avenue to the south and north of the proposed connection point. Staff would need to work with York Region (the Region) to gain approval for sidewalk installation and though preliminary talks the Region would require the sidewalk to continue north to connect with the existing sidewalk in Newmarket to the north. This would require conversations with the Town of Newmarket to install a sidewalk to the border between Towns to provide proper connectivity, a benefit to both municipalities and residents. This option would require long-term planning to work though the logistics, approvals and funding, likely taking a couple of years or more. Page 154 of 407 September 9, 2025 8 of 10 Report No. OPS25-018 It is possible that Option C could be combined with Option B with Option C built out at future date when approvals and budget are in place. Option D: Do not build any trails. This option would leave the open space in it natural state with no trail construction and would not follow the recommendations within the Trails Master Plan (2001). Advisory Committee Review Not applicable. Legal Considerations Beaver activity creates significant risks for the Town and its residents, including flooding of homes, roads, and blockage of stormwater pond outlets, unsafe trail conditions, and damage to trees and other natural assets. With climate change bringing heavier and more frequent rainfall, it is crucial to keep stormwater systems functioning at peak capacity to prevent flooding and protect both residential properties and Town infrastructure. Property owners impacted by flooding or damage resulting from unmanaged beaver activity may hold the Town liable if reasonable mitigation measures are not implemented, making proactive management essential to limiting both legal and financial exposure. The Fish and Wildlife Conservation Act, 1997, outlines the requirements to trap beavers. A trapper must have a license to legally trap beavers and must use humane, certified traps. Beavers may only be trapped during the open season designated with the legislation. Non-compliance with any of these requirements may result in fines or other penalties. By adopting a comprehensive Beaver Management and Risk Mitigation Strategy, incorporating tools such as beaver baffles, culvert protections, and proactive monitoring, and by documenting inspections and actions, the Town can reduce liability while doing its best to safeguard public safety, infrastructure, and the environment. Page 155 of 407 September 9, 2025 9 of 10 Report No. OPS25-018 Financial Implications Should Council approve the proposed Beaver Management and Risk Mitigation Strategy, any associated requirements for the action of this strategy will be presented to Council for its adoption when appropriate. With regard to Capital Project no. GN0130 – Degraaf Cresent Trail construction, depending upon the option selected by Council, an adjustment to this project’s capital budget authority may be required. Communications Considerations The Town will inform the public about the information contained in this report by posting it to the Town’s website. If Council approves the Beaver Management and Risk Mitigation Strategy, the Communications Division will also prepare background messaging for use by Council and the Town in response to resident or media inquiries. Should Council’s direction result in changes to any capital projects, information will be shared to keep the public informed of related impacts, such as revised timelines or scope of work Climate Change Considerations If the measures outlined in this report are not taken, it will decrease the Town’s ability to adapt to a changing climate, specifically the increasing number of rain events, heavier rain and flash flooding that are occurring. The Town must ensure stormwater systems remain free flowing and operating at full capacity. Unmanaged beaver activity and dams can quickly overwhelm stormwater systems and expose the Town to safety, legal and financial risk. Link to Strategic Plan None. Alternative(s) to the Recommendation 1. Council could direct staff to continue to not trap beavers and instead continue managing them with dam removal, while using other mitigating measures when applicable such as flow devices, appropriate planting material, fencing etc. Recognizing this could include trail closures due to flooding certain time of year, Page 156 of 407 September 9, 2025 10 of 10 Report No. OPS25-018 increased infrastructure maintenance costs and/or new construction costs or not building infrastructure in locations where environmental conditions inviting to beavers. 2. Council may provide alternative recommendation(s). Conclusions The number of resident beavers in town has grown extensively since the town stopped managing the population in 2021. As a result, assets and infrastructure are becoming impacted. A Beaver Management and Risk Mitigation Strategy are required and needs to be multifaceted to allow for several approaches for the successful management of beavers and to mitigate the risk of damage to properties and infrastructure. The options set out in this report will manage the beaver population and decrease the risk of liability on the Town. Attachments Attachment 1 - LSRCA Beaver Management within Stormwater Features Attachment 2 - DeGraff Cresent Trail Options Previous Reports Closed Session Report No. CS25-002, Beaver Management and Risk Mitigation Strategy, March 25, 2025 Pre-submission Review Agenda Management Team review on August 21, 2025 Approvals Approved by Sara Tienkamp, Director, Operational Services Approved by Doug Nadorozny, Chief Administrative Officer Page 157 of 407 The beaver is the largest rodent in North America, with the average ĂĚƵůƚǁĞŝŐŚŝŶŐĨƌŽŵϭϲƚŽϯϮථŬŐĂŶĚ measuring up to 1.3 m long. A beaver’s life is inextricably ĐŽŶŶĞĐƚĞĚƚŽĐƵƫŶŐƚƌĞĞƐͶĨŽƌ ƐƵƐƚĞŶĂŶĐĞĂŶĚĨŽƌŚĂďŝƚĂƟŽŶ͘/Ŷ ŶĂƚƵƌĞ͕ďĞĂǀĞƌĂĐƟǀŝƚǇƉůĂǇƐĂŶ important ecological role. However, their ingenuity and need to build ĚĂŵƐ͕ďƌŝŶŐƐƚŚĞŵŝŶƚŽĚŝƌĞĐƚĐŽŶŇŝĐƚ ǁŝƚŚŚƵŵĂŶƐǁŚĞŶƚŚĞŝƌĂĐƟǀŝƟĞƐ ƚĂŬĞƉůĂĐĞǁŝƚŚŝŶƐƚŽƌŵǁĂƚĞƌ ŝŶĨƌĂƐƚƌƵĐƚƵƌĞ͕ǁŚĞƌĞĂĐƟǀŝƟĞƐĐĂŶ ĂĚǀĞƌƐĞůǇĂīĞĐƚŝƚƐĨƵŶĐƟŽŶĂůŝƚǇ͕ ƉƵƫŶŐƉĞŽƉůĞĂŶĚƉƌŽƉĞƌƚǇĂƚƌŝƐŬŽĨ ŇŽŽĚŝŶŐ͘ĞĂǀĞƌƐĐĂŶĂůƐŽŝŶƚĞƌĨĞƌĞ ǁŝƚŚƉůĂŶƟŶŐƚŚƌŽƵŐŚǀĞŐĞƚĂƟŽŶ removal. As a result, management ŽƉƟŽŶƐŵĂǇďĞŶĞĐĞƐƐĂƌǇƚŽĚĞƚĞƌ ƚŚĞŵĨƌŽŵŝŶƚĞƌĂĐƟŶŐǁŝƚŚƚŚĞƐĞ features. dŚĞƌĞĂƌĞƐĞǀĞƌĂůƌĞĐŽŵŵĞŶĚĞĚ͕ŚƵŵĂŶĞŵĂŶĂŐĞŵĞŶƚƉƌĂĐƟĐĞƐƚŽĂĚĚƌĞƐƐĐŽŶĐĞƌŶƐďĞĂǀĞƌƐŵĂǇƉƌĞƐĞŶƚ ŝŶĂŶĚĂƌŽƵŶĚƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚĨĞĂƚƵƌĞƐ͘DĂŶĂŐĞŵĞŶƚƉƌĂĐƟĐĞƐĨŽƌďĞĂǀĞƌĐŽŶƚƌŽůĂƚƐƚŽƌŵǁĂƚĞƌ management features should be reviewed on a site-by-site basis. Municipal teams should determine the best ƐƚƌĂƚĞŐǇĨŽƌĞīĞĐƟǀĞ͕ƉƌŽĂĐƟǀĞƐƚƌĂƚĞŐŝĞƐĂƐĂƉƌŝŽƌŝƚǇ͕ĞǆĞƌĐŝƐŝŶŐŚƵŵĂŶĞƌĞŵŽǀĂůĂŶĚƌĞůŽĐĂƟŽŶĞīŽƌƚƐŽŶůǇŝĨ ŵŽƌĞƌĞĂĐƟǀĞŵĞĂƐƵƌĞƐĂƌĞŶĞĞĚĞĚ͘ ^ƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚǁĞƚƉŽŶĚƐƌĞŵŽǀĞƉŽůůƵƚĂŶƚƐĂŶĚƉƌŽǀŝĚĞŇŽŽĚĐŽŶƚƌŽů͘tŚĞŶƉƌŽƉĞƌůǇŵĂŝŶƚĂŝŶĞĚ͕ ƉŽŶĚƐĂůƐŽƉƌŽǀŝĚĞĞĐŽůŽŐŝĐĂůďĞŶĞĮƚƐƚŚĂƚƐƵƉƉŽƌƚĞĐŽƐǇƐƚĞŵŚĞĂůƚŚ͘^ƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚĨĞĂƚƵƌĞƐ͕ ŝŶĐůƵĚŝŶŐƉŽŶĚƐ͕ŵƵƐƚĐŽŵƉůǇǁŝƚŚƉƌŽǀŝŶĐŝĂůĂƉƉƌŽǀĂůƐƚŽŵĂŝŶƚĂŝŶĨƵŶĐƟŽŶĂůŝƚǇ͘ŽŶƐĞƋƵĞŶƚůǇ͕ǁŚĞŶƉŽŶĚƐ ĂƌĞĂĚǀĞƌƐĞůǇŝŵƉĂĐƚĞĚďǇďĞĂǀĞƌĂĐƟǀŝƚǇ͕ĂĐŽŵƉůŝĂŶĐĞŝƐƐƵĞŵĂǇďĞĐƌĞĂƚĞĚ͘ ĂĐŚ>ĂŬĞ^ŝŵĐŽĞtĂƚĞƌƐŚĞĚŵƵŶŝĐŝƉĂůŝƚǇƐŚŽƵůĚĐŽŶƐŝĚĞƌĚĞǀĞůŽƉŝŶŐůŽŶŐĞƌͲƚĞƌŵƐƚƌĂƚĞŐŝĞƐŝŶĐŽƌƉŽƌĂƟŶŐĂ ƉƌŽĂĐƟǀĞĂƉƉƌŽĂĐŚ͘dŚŝƐƚĞĐŚŶŝĐĂůďƵůůĞƟŶŚŝŐŚůŝŐŚƚƐŬĞǇďĞĂǀĞƌŝƐƐƵĞƐĂŶĚŚŽǁƚŽďĞƐƚĂĚĚƌĞƐƐĂŶĚŵĂŶĂŐĞ these issues. Introduction Beaver Management within Stormwater Management Features Technical Bulletin %XXEGLQIRXXS'7 Attachment 1Page 158 of 407 Key Issues ĞĂǀĞƌĚĂŵƐǁŝƚŚŝŶƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚƉŽŶĚƐĐĂŶďůŽĐŬŝŶůĞƚƐ͕ŽƵƚůĞƚƐ ŽƌŽƚŚĞƌƐĞĐƟŽŶƐŽĨƚŚĞĨĞĂƚƵƌĞƚŚĂƚĂĚǀĞƌƐĞůǇŝŵƉĂĐƚƚŚĞĨƵŶĐƟŽŶĂůŝƚǇŽĨƚŚĞ ƉŽŶĚŝŶĐůƵĚŝŶŐƌĞĚƵĐŝŶŐĂĐƟǀĞƐƚŽƌĂŐĞ͘ dŚĞŝůůƵƐƚƌĂƟŽŶďĞůŽǁƐƵŵŵĂƌŝǌĞƐĂƌĞĐŽŵŵĞŶĚĞĚƐĞƋƵĞŶĐĞŽĨĂĐƟŽŶƐĨŽƌďĞĂǀĞƌŵĂŶĂŐĞŵĞŶƚ͘dŚŝƐ ƐĞƋƵĞŶĐĞĐĂŶĂůƐŽĂĐƚĂƐĂĨŽƵŶĚĂƟŽŶĨŽƌŵƵŶŝĐŝƉĂůŝƟĞƐƚŽĚĞǀĞůŽƉĂŶŽǀĞƌĂůůƐƚƌĂƚĞŐǇĨƌŽŵƵƉĨƌŽŶƚƉůĂŶŶŝŶŐ ƚŽĂŶŶƵĂůŝŶƐƉĞĐƟŽŶĂŶĚŵĂŝŶƚĞŶĂŶĐĞĂĐƟǀŝƟĞƐ͘ ĞĂǀĞƌĂĐƟǀŝƚǇŵĂǇĐĂƵƐĞƚƌĞĞƐƚŽĨĂůů͕ƉŽƐŝŶŐĂƐĂĨĞƚǇŝƐƐƵĞƚŽƚŚĞƉƵďůŝĐĂŶĚ ƉŽƚĞŶƟĂůĚĂŵĂŐĞƚŽŝŶĨƌĂƐƚƌƵĐƚƵƌĞ͘ dŚĞƉƌĂĐƟĐĞŽĨƚƌĂƉƉŝŶŐďĞĂǀĞƌƐŝƐŽŌĞŶĂĐŽŶĐĞƌŶĂŵŽŶŐŵĞŵďĞƌƐŽĨƚŚĞ public. How to Address these Issues Proactive Reactive Proactive Design (planting) Facility Maintenance (protect planting) Dam and Lodge Removal Trapping and removal ĞƐƉŝƚĞĂƩĞŵƉƚƐĂƚǀĂƌŝŽƵƐƉƌŽĂĐƟǀĞĂŶĚƌĞĂĐƟǀĞƐŽůƵƟŽŶƐ͕ƐƵĐĐĞƐƐŵĂǇǀĂƌǇ͘ Planting Considerations ĞƐŝŐŶĐŽŶƐŝĚĞƌĂƟŽŶƐŝŶĐůƵĚĞĚĞǀĞůŽƉŝŶŐĂƉůĂŶƟŶŐƐĐŚĞŵĞƚŚĂƚŝŶĐŽƌƉŽƌĂƚĞƐƚƌĞĞƐĂŶĚŽƚŚĞƌǀĞŐĞƚĂƟŽŶ within the stormwater management feature area that do not appeal to the beaver community. Examples of ƉůĂŶƟŶŐƐƚŽĐŽŶƐŝĚĞƌĂŶĚĂǀŽŝĚĂƌĞĂƐĨŽůůŽǁƐ͘ Proactive WůĂŶƟŶŐƐƚŽĂǀŽŝĚ͗ • Aspen • tŝůůŽǁ • ŽƩŽŶǁŽŽĚ • Alder • Apple • ŚĞƌƌǇ WůĂŶƟŶŐƐƚŽŽŶƐŝĚĞƌ͗ • EŝŶĞďĂƌŬФ У С * • Red-osier (twig) dogwood Ф * • Elderberry Ф У С * ΎEĂƟǀĞŚĂƌĚǁŽŽĚƚƌĞĞƐƉĞĐŝĞƐĂĐĐĞƉƚĞĚ ďǇŵƵŶŝĐŝƉĂůŝƚǇĂŶĚĐŽŶƐĞƌǀĂƟŽŶĂƵƚŚŽƌŝƚǇ͕ ĐŽŶƐƵůƚǁŝƚŚĂƋƵĂůŝŝĮĞĚƐƉĞĐŝĂůŝƐƚ • ŝƌĐŚ • Sugar maple • Poplar • ĂƩĂŝůƐ • tĂƚĞƌůŝůŝĞƐ • Sedges 1 2 3 Trapping and Removal Removal of Vegetation Damming Page 159 of 407 Tree protection • tƌĂƉƚƌĞĞƐǁŝƚŚǁŝƌĞŝŶϭ͘ϱŵŚŝŐŚĮĞůĚĨĞŶĐŝŶŐ͕ŚĂƌĚǁĂƌĞĐůŽƚŚ͕ŽƌŵƵůƟƉůĞůĂǇĞƌƐŽĨĐŚŝĐŬĞŶǁŝƌĞ͘ • WĂŝŶƚƚƌĞĞƚƌƵŶŬƐǁŝƚŚĂƐĂŶĚĂŶĚƉĂŝŶƚŵŝǆ;ŝ͘Ğ͕͘ϭϮϬŐŵŽĨŵĂƐŽŶƌǇͲŐƌĂĚĞƐĂŶĚƉĞƌůŝƚƌĞŽĨůĂƚĞǆƉĂŝŶƚͿ͘ Dam and Lodge Removal ĞĂǀĞƌƐƚǇƉŝĐĂůůǇĚŽŶŽƚƌĞŵĂŝŶŝŶƵŶƐƵŝƚĂďůĞĂƌĞĂƐ͘/ĨƚŚĞŝƌĚĂŵƐĂƌĞ breached and their lodges are damaged on a regular basis, they typically ŵŽǀĞŽŶƚŽĂŶŽƚŚĞƌůŽĐĂƟŽŶ͘&ŽƌŝŶƐƚĂŶĐĞ͕ďĞĂǀĞƌůŽĚŐĞƐĂŶĚĚĂŵƐŵĂǇ be removed by simple mechanical methods over two to three seasons. KŶĐĞƚŚĞƐĞƐƚƌƵĐƚƵƌĞƐĂƌĞĚĞƐƚƌŽǇĞĚ͕ƌĞŐƵůĂƌŵĂŝŶƚĞŶĂŶĐĞŽĨƚŚĞĨĂĐŝůŝƟĞƐ ŝƐŽŌĞŶĂĚĞƋƵĂƚĞƚŽƉƌĞǀĞŶƚƚŚĞŝƌĂĐƟǀŝƚǇĨƌŽŵďĞĐŽŵŝŶŐĂĨƵƚƵƌĞ ƉƌŽďůĞŵ;ŶǀŝƌŽŶŵĞŶƚĂůWƌŽƚĞĐƟŽŶŐĞŶĐǇ͕ϮϬϬϵͿ͘ <ĞĞƉŝŶŵŝŶĚƚŚĞĚĂŵƌĞŵŽǀĂůŵĞƚŚŽĚĂŶĚƟŵŝŶŐŝƐŝŵƉŽƌƚĂŶƚ͘ƐůŽǁ ĂŶĚŵĞƚŚŽĚŝĐĂůĂƉƉƌŽĂĐŚƐŚŽƵůĚďĞƚĂŬĞŶ͕ƚŽƌĞĚƵĐĞƚŚĞŝŵƉĂĐƚƐŽĨ downstream erosion and the release of sediment. Dam removal in late fall or winter may endanger overwintering beavers as they typically rely ŽŶĚĞĞƉǁĂƚĞƌƚŽƐƚŽƌĞĂŶĚĂĐĐĞƐƐĨŽŽĚĐĂĐŚĞƐ͘>ŝŬĞǁŝƐĞ͕ĚĂŵƌĞŵŽǀĂů during the spring and early summer months could endanger young ďĞĂǀĞƌŬŝƚƐ͘dŚĞƌĞĨŽƌĞ͕ƌĞŵŽǀĂůŝƐƚǇƉŝĐĂůůǇďĞƐƚŝŶƚŚĞƐƵŵŵĞƌƚŽĞĂƌůǇ fall period. ƫ ĮŶĂůĐŽŶƐŝĚĞƌĂƟŽŶĨŽƌŵŝŶŝŵŝǌŝŶŐƚŚĞŝŵƉĂĐƚŽĨďĞĂǀĞƌĂĐƟǀŝƚǇǁŝƚŚŝŶ ĂƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚĨĞĂƚƵƌĞŝŶĐůƵĚĞƐƚŚĞĂƉƉůŝĐĂƟŽŶŽĨĂďĞĂǀĞƌ ďĂŋĞ͘ďĞĂǀĞƌďĂŋĞŝƐĂƉŽŶĚͲůĞǀĞůůŝŶŐĚĞǀŝĐĞ͕ĐŽŶƐŝƐƟŶŐŽĨĂƉŝƉĞ ĂŶĚĂĐĂŐĞ͕ƚŽŚĞůƉĐŽŶƚƌŽůŇŽŽĚŝŶŐ͘tŚŝůĞĐŽŶƚƌŽůůŝŶŐŇŽŽĚŝŶŐ͕ĂďĞĂǀĞƌ ďĂŋĞĂůƐŽƐƟŇĞƐƚŚĞƐŽƵŶĚŽĨŇŽǁŝŶŐǁĂƚĞƌ͕ǁŚŝĐŚĨŽŽůƐďĞĂǀĞƌƐŝŶƚŽ ƚŚŝŶŬŝŶŐƚŚĞƐƚŽƌŵǁĂƚĞƌƉŽŶĚŝƐŶŽƚĂƐƵŝƚĂďůĞůŽĐĂƟŽŶƚŽďƵŝůĚĂĚĂŵ͘ WŚŽƚŽĂďŽǀĞ͗ďĞĂǀĞƌďĂŋĞďĞŝŶŐ ŝŶƐƚĂůůĞĚŝŶĂƐƚŽƌŵǁĂƚĞƌƉŽŶĚ͘ Pond & Culvert Protection /ĨĂƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚĨĞĂƚƵƌĞŝƐĞŶĐůŽƐĞĚŝŶĨĞŶĐŝŶŐ͕ŬĞĞƉƚŚĞďŽƩŽŵŽĨƚŚĞĨĞŶĐĞŇƵƐŚƚŽƚŚĞŐƌŽƵŶĚ ƚŽŚĞůƉƉƌĞǀĞŶƚďĞĂǀĞƌƐĨƌŽŵĞŶƚĞƌŝŶŐƚŚĞďůŽĐŬĂƌĞĂ͘ dƵďƵůĂƌĐƵůǀĞƌƚƉƌŽƚĞĐƚŽƌƐĐŽŶĨƵƐĞďĞĂǀĞƌƐ͕ƉƌĞǀĞŶƟŶŐƚŚĞŵĨƌŽŵĐƌĞĂƟŶŐĂĚĂŵ͘ƉƌŽƚĞĐƚŽƌŝƐĐŽŶƐƚƌƵĐƚĞĚ from two lengths of concrete reinforcement wire extending from the outside of the culvert and rounded to a ĐůŽƐĞĂƚůĞĂƐƚϮ͘ϱŵĨƌŽŵƚŚĞĞŶĚŽĨƚŚĞĐƵůǀĞƌƚ͘ >ŝŐŚƚƌŽĚƐƐŚŽƵůĚďĞĮǆĞĚŝŶƐŝĚĞƚŚĞŵĞƐŚƚŽƐƚĂďŝůŝǌĞƚŚĞƉƌŽƚĞĐƚŽƌĂŶĚŵĂŝŶƚĂŝŶƚŚĞĐǇůŝŶĚƌŝĐĂůƐŚĂƉĞ͘dŚŝƐ ƚƵďƵůĂƌƉƌŽƚĞĐƚŽƌƌĞƋƵŝƌĞƐŝŶƐƉĞĐƟŽŶĂƚůĞĂƐƚŽŶĐĞƉĞƌǇĞĂƌ͕ĂŶĚŝƐŬŶŽǁŶƚŽŽŶůǇƌĞƋƵŝƌĞƉĞƌŝŽĚŝĐŵĂŝŶƚĞŶĂŶĐĞ ;Ğ͘Ő͕͘ĐůĞĂŶͲŽƵƚŽĨĚĞďƌŝƐĐĂƵŐŚƚŽŶǁŝƌĞĞǀĞƌǇĨĞǁǇĞĂƌƐͿ͘/ƚŵĂǇŶĞĞĚƚŽďĞƌĞƉĂŝƌĞĚŝĨĚĂŵĂŐĞĚďǇŝĐĞŝŶƚŚĞ ǁŝŶƚĞƌ͘dƵďƵůĂƌĐƵůǀĞƌƚƉƌŽƚĞĐƚŽƌƐƐŚŽƵůĚďĞƵƐĞĚƚŽƉƌĞǀĞŶƚďĞĂǀĞƌƐĨƌŽŵĐŽůŽŶŝǌŝŶŐŽƌƌĞĐŽůŽŶŝǌŝŶŐĂŶĂƌĞĂ ƚŚĂƚŝƐŬŶŽǁŶƚŽďĞĨĂǀŽƵƌĂďůĞŚĂďŝƚĂƚ͘ Older, wet stormwater management ponds or other features may incorporate culverts as inlets or outlets. The ǁŝƌĞŵĞƐŚĐŽŶĮŐƵƌĂƟŽŶƐŚĂǀĞĂůƐŽďĞĞŶŝŵƉůĞŵĞŶƚĞĚĨŽƌďĞĂǀĞƌĚĞƚĞƌƌĞŶĐĞĨŽƌŽƚŚĞƌƚǇƉĞƐŽĨƐƚƌƵĐƚƵƌĞƐ including inlet headwalls. Reactive Page 160 of 407 dŚŝƐĂƉƉƌŽĂĐŚŵĂǇďĞŝŵƉůĞŵĞŶƚĞĚĨŽƌĂŶŝŶƚĞƌŝŵƉĞƌŝŽĚďĞĨŽƌĞŽƚŚĞƌŵĞĂƐƵƌĞƐ͕ŝŶĐůƵĚŝŶŐƌĞůŽĐĂƟŽŶ͕ĂƌĞ ĐĂƌƌŝĞĚŽƵƚ͘dŚĞďĂŋĞƐŚĞůƉƌĞĚƵĐĞƚŚĞŝŵƉĂĐƚŽĨƌŝƐŝŶŐǁĂƚĞƌůĞǀĞůƐ͕ƉƌŽǀŝĚŝŶŐĂŵĂŶƵĂůŵĞƚŚŽĚĨŽƌĐŚĂŶŐŝŶŐ the water levels in the dammed areas of the stormwater management feature. Thus, maintaining overall ŝŶƚĞŶĚĞĚĨƵŶĐƟŽŶĂůŝƚǇŽĨƚŚĞƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚĨĞĂƚƵƌĞƵŶƟůĂŵŽƌĞƉĞƌŵĂŶĞŶƚƐŽůƵƟŽŶŝƐƌĞĂůŝǌĞĚ͘ Trapping and Relocation of Beavers KŶůǇĞŶŐĂŐĞůŝĐĞŶƐĞĚĂŶŝŵĂůƐƉĞĐŝĂůŝƐƚƐƚŽƉĞƌĨŽƌŵƚƌĂƉƉŝŶŐĂŶĚƌĞůŽĐĂƟŽŶĞīŽƌƚƐŽŶĐĞǇŽƵŚĂǀĞĞǆŚĂƵƐƚĞĚĂůů ŽƚŚĞƌĞīŽƌƚƐ͘dŚŝƐĂƉƉƌŽĂĐŚƐŚŽƵůĚŽŶůǇďĞƵƐĞĚĂƐĂůĂƐƚƌĞƐŽƌƚ͘/ƚƐŚŽƵůĚĂůƐŽďĞŶŽƚĞĚƚŚĂƚŵƵůƟƉůĞďĞĂǀĞƌƐ ŵĂǇĮŶĚƚŚĞĨĞĂƚƵƌĞƐǁŝƚŚŝŶĂƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚƉŽŶĚĂƉƉĞĂůŝŶŐ͕ĐŽŶƟŶƵĞĚƚƌĂƉƉŝŶŐŽŶĂƐĞĂƐŽŶĂů basis is to be expected. īĞĐƟǀĞďĞĂǀĞƌƌĞůŽĐĂƟŽŶŝƐĞǆƉĞŶƐŝǀĞĂŶĚŽŌĞŶƉŽƐĞƐƐŝŐŶŝĮĐĂŶƚĐŚĂůůĞŶŐĞƐ͘EŽƚŽŶůǇŝƐŝƚĚŝĸĐƵůƚƚŽĮŶĚ ƐƵŝƚĂďůĞĂƌĞĂƐĨŽƌƌĞůŽĐĂƟŽŶŶĞĂƌďǇ͕ƚŚĞKŶƚĂƌŝŽDŝŶŝƐƚƌǇŽĨEĂƚƵƌĂůZĞƐŽƵƌĐĞƐƌĞƋƵŝƌĞƐďĞĂǀĞƌƐŵƵƐƚďĞ ƌĞůĞĂƐĞĚǁŝƚŚŝŶϮϰŚŽƵƌƐŽĨďĞŝŶŐĐĂƉƚƵƌĞĚĂŶĚĐĂŶŶŽƚďĞƌĞůŽĐĂƚĞĚŵŽƌĞƚŚĂŶϭŬŵĨƌŽŵǁŚĞƌĞƚŚĞǇŚĂǀĞ ďĞĞŶĐĂƉƚƵƌĞĚ͘/ĨŝƚďĞĐŽŵĞƐŬŶŽǁŶƚŚĂƚƚŚŝƐŵĞƚŚŽĚŝƐďĞŝŶŐƵƐĞĚƉƵďůŝĐƉƌĞƐƐƵƌĞĐĂŶďĞĐŽŵĞĂŶŝƐƐƵĞ͘ &ŽƌŵŽƌĞŝŶĨŽƌŵĂƟŽŶƚŽƐƵƉƉŽƌƚ ďĞĂǀĞƌŵĂŶĂŐĞŵĞŶƚĞīŽƌƚƐƉůĞĂƐĞ ǀŝƐŝƚ͗ 1. ŚƩƉƐ͗ͬͬǁǁǁ͘ŽŶƚĂƌŝŽ͘ĐĂͬƉĂŐĞͬǁŝůĚͲ ĂŶŝŵĂůͲĐŽŶƚƌŽůͲŝŶĨŽƌŵĂƟŽŶͲĨŽƌͲ ŵƵŶŝĐŝƉĂůŝƟĞƐ 2. ŚƩƉƐ͗ͬͬǁǁǁ͘ŽŶƚĂƌŝŽ͘ĐĂͬƉĂŐĞͬ ƉƌĞǀĞŶƟŶŐͲĐŽŶŇŝĐƚƐͲďĞĂǀĞƌƐ 3. ŝƚǇŽĨWŽƌƚůĂŶĚ;KWͿ ŶǀŝƌŽŶŵĞŶƚĂů^ĞƌǀŝĐĞƐ͘;ϮϬϮϬͿ͘ ĞĂǀĞƌDĂŶĂŐĞŵĞŶƚWůĂŶ͘ 4. ƵŽǁ͕d͘ϮϬϬϬ͘ZĞĚƵĐŝŶŐďĞĂǀĞƌ ĚĂŵĂŐĞƚŽŚĂďŝƚĂƚƌĞƐƚŽƌĂƟŽŶƐŝƚĞƐ using less palatable tree species and repellents. Masters Thesis, Utah State University. ϱ͘ :ĞīĞƌƐŽŶĐŽƵŶƚǇŽŶƐĞƌǀĂƟŽŶ ŝƐƚƌŝĐƚ͘;ϮϬϭϳͿ͘ŚŝŵĂĐƵŵĐƌĞĞŬ ĂĚĂƉƟǀĞďĞĂǀĞƌŵĂŶĂŐĞŵĞŶƚƉůĂŶ͘ 6. <ŝŶŐŽƵŶƚǇĞƉĂƌƚŵĞŶƚŽĨEĂƚƵƌĂů ZĞƐŽƵƌĐĞƐĂŶĚWĂƌŬƐ͘;ϮϬϭϳͿ͘ĞĂǀĞƌ management tools literature review and guidance. Additional References Page 161 of 407 Attachment 2Page 162 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. PDS2 5 -0 79 Subject: Application for Site Plan Approval Charlieville Developments Limited 45 Tyler Street Lot 26 and Part Lots 24, 25 and 27, Plan 9 File Number: SP-2022-03 Related File Numbers: SUB-2015-03, OPA-2015-02, ZBA-2015-06 Prepared by: Katherine Gatzos, Planner Department: Planning and Development Services Date: September 9, 2025 Recommendation 1. That Report No. PDS25-079 be received; and 2. That Site Plan Application File SP-2022-03 to permit the development of 70 freehold townhouse units (3 storey in height), within 13 residential blocks, on a private road, be approved. Executive Summary This report seeks Council’s approval to the application of a site plan application at 45 Tyler Street for the development of 70 townhouse units (3 storey in height).  The proposed site plan application was submitted prior to Bill 109 and Council remains the approval authority;  The Ontario Land Tribunal (OLT) approved the related site-specific Official Plan and Zoning By-law Amendments, and Draft Plan of Subdivision on December 17, 2021;  The proposed development conforms to the policy directions of the Province, Region, and Town; Page 163 of 407 September 9, 2025 2 of 11 Report No. PDS25-079  All external agencies and Town staff have completed their review and have no objections to the approval of the proposed application, subject to conditions outlined in Appendix A. Background The proposed site plan application was submitted prior to Bill 109 and Town Council remains the approval authority as it was deemed complete on May 6, 2022, prior to the enactment of Bill 109. Application History The Ontario Land Tribunal (OLT) approved the related site-specific Official Plan and Zoning By-law Amendments, and Draft Plan of Subdivision on December 17, 2021. The related Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment applications were appealed to the OLT in 2018, for failure to make a decision. The OLT approved the related site-specific Official Plan and Zoning By-law Amendments, and Draft Plan of Subdivision including related conditions of approval on December 17, 2021, to permit the townhouses, increase building height permissions, establish residential and environmental protection blocks, and other building specifications. Location / Land Use The subject property is municipality known as 45 Tyler Street (Figure 1 – Location Map). The property is located on the south side of Tyler Street, generally southwest of the Wellington Street West and Yonge Street intersection. The subject property has an approximate area of 2.94 ha (7.27 ac) and frontage on Tyler Street of 130.47 m (428 ft). A tributary Of Tannery Creek flows south-north along the east side of the property. The subject property is the former site of the Collis Leather Factory, which has since been demolished with permits issued by the Town. Surrounding Land Uses The surrounding land uses are as follows: North: Residential dwellings, Wellington Street W South: Residential dwellings and an apartment building (Aurora Towers), Lions Park Page 164 of 407 September 9, 2025 3 of 11 Report No. PDS25-079 East: Residential dwellings West: Residential dwellings 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. 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. Town of Aurora Official Plan with Site Specific Policy #56 As shown in Figure 2 – Official Plan Designations, the subject property is designated as “Stable Neighbourhoods” and “Environmental Protection” as per the Ontario Land Tribunal decision dated December 17, 2021. The “Stable Neighbourhoods” designation permits a range of at grade housing types, including townhouses. The “Environmental Protection” designation was implemented to ensure the protection of existing natural heritage features including Tannery Creek and naturalized areas. Site-Specific Policy #56 facilitates the proposed development by increasing allowable building height to 11.5 metres. The proposal respects the remaining requirements of the “Stable Neighbourhoods” designation. Zoning By-law 6000-17, as amended As shown in Figure 3 – Zoning By-law Designations, the subject property is zoned “Townhouse Residential Exception Zone 541 (R8(541))” and “Environmental Protection (EP)” as per the Ontario Land Tribunal decision dated December 17, 2021, which allows for the development of the subject 70 townhouses with site-specific building standards. Page 165 of 407 September 9, 2025 4 of 11 Report No. PDS25-079 Reports and Studies Documents submitted in support of complete application for the subject application are listed below. Report Name Report Author Arborist Report The MBTW Group Stage 1 Archaeological Assessment Archaeological Services Inc. Benthic Invertebrate Study EXP Services Inc. Environmental Impact Study Beacon Environmental Floodplain Analysis Report Cole Engineering Group Ltd. Functional Servicing and Stormwater Management Report Cole Engineering Group Ltd. Hydrogeology Study EXP Services Inc. Phase One Environmental Assessment EXP Services Inc. Planning Justification Report Groundswell Urban Planners Inc. Slope Stability Assessment Alston Associates Inc. Soil Investigation Report Soil Engineers Ltd. Source Water Impact Assessment and Mitigation Plan Cole Engineering Group Ltd. Restoration Concepts for Tannery Creek GEO Morphix Ltd. Traffic Impact, Site Access and Parking Study Cole Engineering Group Ltd. Urban Design Guidelines The MBTW Group Phase two Environmental Assessment EXP Services Inc. Supplemental Phase two Environmental Site Assessment EXP Services Inc. Draft Official Plan and Draft Zoning By-law documents Groundswell Urban Planners Inc. Draft Plan of Subdivision Groundswell Urban Planners Inc. Proposed Site Plan Groundswell Urban Planners Inc. Site Plan Application The proposed site plan application is to permit the construction of 70 townhouse units (3 storey in height) As illustrated in Figure 4 and Figure 5, the proposed site plan consists of 70 freehold townhouse units (3 storey in height), with access via a common elements condominium private road network, visitor parking and outdoor amenity and landscaped areas. The proposed townhouses are designed with large windows and wood grain metal siding Page 166 of 407 September 9, 2025 5 of 11 Report No. PDS25-079 and brick cladding to provide articulation along the streetscape. Elevations of the proposed development are attached (Figures 6 to 12). Each unit will contain a minimum of 2 parking spaces (1 in the attached garage, and 1 in the driveway) with an additional 24 visitor parking spaces (including 2 barrier free) dispersed through 4 parking areas within the subject property. Full vehicular access is provided throughout the site, with two entrances along Tyler Street providing access to the site. An internal sidewalk network provides for accessibly pedestrian movement within the subject site, north onto Tyler Street, and south into Lions Park. The areas zoned Environmental Protection along the west and east boundaries will remain naturalized, and will be enhanced with extensive buffer plantings, and habitat restoration along the Tannery Creek tributary. These areas will not be accessible to residents and will be separated via chain link fencing (1.5m to 1.8m, depending on the location). Specifically, the west side of the length of the Tannery Creek tributary will consist of 1.8m chain link fencing, with a locked gate provided within the “tot-lot and amenity area” to ensure that there is access for required maintenance. The enhanced naturalization of these environmental areas are also intended to provide screening and transition to the existing adjacent residential areas. A Plan of Condominium application will be brought to Council for consideration at a later date once site specific details are finalized and the applicant is ready to establish the common elements condominium tenure. Analysis Planning Considerations The proposed development conforms to the policy directions of the Province, Region and Town Provincial Planning Statement (PPS) The proposed development supports the PPS direction on growth management, transit supportive, intensification and infrastructure planning. It is staff’s opinion that the proposed development is providing an appropriate range and mix of housing options and densities to meet the projected market-based and affordable housing needs. The proposed development will allow for new residential uses including affordable housing Page 167 of 407 September 9, 2025 6 of 11 Report No. PDS25-079 to be developed on lands designated for urban uses with an appropriate level of intensification, supported by appropriate transportation and municipal infrastructure. Furthermore, the site plan application will efficiently utilize and optimize existing infrastructure including municipal water and sewage services, utilities, public streets and public transit. Lake Simcoe Protection Plan (LSPP) It is planning staff’s opinion that the proposed site plan application conforms to the Lake Simcoe Protection Plan (LSPP). The submission of several reports has been reviewed by the LSRCA regarding LSPP matters, including a Functional Servicing Report, Environmental Impact Study, Stormwater Management Report, Geotechnical Hydrogeological Assessments, and a Re-naturalization and Re-channelization Design Study for the Tannery Creek Tributary. The primary objectives of the natural channel design of the Tannery Creek tributary are to:  Improve the function of the channel while reducing sedimentation  Enhancing the aquatic habitat through the creation of a morphologically diverse channel  Improve riparian habitat by installing floodplain features and woody plantings The proposal implements the land use and development policies of the Town’s Official Plan, and OLT approved Official Plan Specific Policy #56 Planning Staff are of the opinion that the proposed site plan application conforms and implements the land use and development policies within the Town of Aurora Official Plan and the OLT approved Site Specific Policy #56. The “Stable Neighbourhoods” designation permits a range of at grade housing types, including townhouses. Furthermore, Site Specific Policy #56 to increase building height to 11.5m is being adhered to, and as such, the proposed site plan application conforms and implements the Site Specific Policy as approved by the OLT. The Staff are of the opinion that the proposed development conforms to the Official Plan and Site-Specific Policy as approved by the Ontario Land Tribunal. The “Environmental Protection” designation was implemented to ensure the protection of existing natural heritage features including Tannery Creek and naturalized areas. The proposed site plan application is in accordance with the development policies and provisions of these land use designations as outlined in the Town of Aurora Official Page 168 of 407 September 9, 2025 7 of 11 Report No. PDS25-079 Plan. In accordance with the Risk Assessment filed and accepted by the Ministry of the Environment and Climate Change, dated October 5, 2020, the proposed townhouse units will be constructed slab on grade. Zoning By-law 6000-17, as amended Planning Staff are of the opinion that the site plan application conforms and implements the site-specific zoning as approved by the OLT. The subject property is zoned “Townhouse Residential Exception Zone 541 (R8(541))” and “Environmental Protection (EP)”. The portion of the subject property zoned as R8(541) permits 70 freehold townhouses, as proposed through the subject site plan application. In addition, the site-specific setbacks, building height, and encroachment provisions outlined by the site-specific zone are being implemented accordingly. The Environmental Protection zone designation refers to the protection of existing natural heritage features and buffer areas, including existing wooded areas and tributary of the Tannery Creek. The Town’s Building Department has reviewed the subject development and has confirmed that the proposed plans comply with the R8(541) zoning requirements. Department / Agency Comments All external agencies and Town staff have completed their review and have no objections to the approval of the proposed application, subject to conditions outlined in Appendix A. The proposed site plan application has been reviewed by Town Departments and External Agencies with final signoff being provided. The proposed development is also subject to draft plan of subdivision conditions of approval as approved by the OLT, which speaks to the applicant submitting final cost estimates, landscaping drawings, and revised R-Plan, which will form part of the development agreement. Furthermore, the applicant will also be required to complete a land appraisal for the purposes of determining the cash-in-lieu of parkland dedication amount payable for the proposed development. This will be executed through a Memorandum of Understanding and outlined within the development agreement. The appropriate conditions of site plan approval have also been included, as listed in Appendix A. Page 169 of 407 September 9, 2025 8 of 11 Report No. PDS25-079 Public Comments Public Comments related to construction impacts, creek works, building height and landscaping have been adequately addressed. Below is a summary of written and verbal comments received at the time of writing this report: Length of construction and plans for noise and dust control If approved by Council, it can take up to two years to complete construction from the time of Council’s decision on the Site Plan application. The applicant has submitted a Construction Management Plan that clearly defines the steps required to demonstrate that impacts to the surrounding areas will be minimized and outline how any potential impacts associated with the construction project will be managed, particularly as it relates to erosion and sediment control measures, working hours, and noise and dust generation. Creek works and realignment of the Tannery Creek tributary As discussed earlier in this report, the applicant is proposing re-channelization and re- naturalization of the Tannery Creek tributary flowing south-north along the east property boundary, which has been reviewed and approved by the LSRCA. The primary objectives of the natural channel design of the Tannery Creek tributary are to:  Improve the function of the channel while reducing sedimentation  Enhancing the aquatic habitat through the creation of a morphologically diverse channel  Improve riparian habitat by installing floodplain features and woody plantings The Lake Simcoe Region Conservation Authority has reviewed all the technical studies and confirmed that all comments have been addressed and have provided final signoff on the site plan application. Concerns regarding building height adjacent to existing adjacent residential areas In accordance with the December 17, 2021, approved OLT decision, the maximum permitted height of the subject townhouses is 11.5m. The site plan and building elevations shown in Figures 6 through 12, respectively, comply with the OLT approved Zoning By-law Amendment. Page 170 of 407 September 9, 2025 9 of 11 Report No. PDS25-079 The subject site plan shows lush and extensive landscaping along the west, south, and east property lines, which provide additional screening of the subject site and privacy to adjacent rear yards. Advisory Committee Review Not applicable. Legal Considerations This site plan application was submitted before changes to the Planning Act came into effect and therefore, Council remains the approval authority of this application. In accordance with Section 41 of the Planning Act, the applicant may appeal the site plan if Council fails to make a decision within thirty (30) days of the application being submitted. The Owner may also appeal any of the Town’s conditions, including the terms of a site plan agreement. There is no right of appeal for any other person. Financial Implications There are no direct financial implications as a result of this report. The Town will collect all applicable development revenues, as required to do so. Communications Considerations On May 6, 2022, a Notice of Complete Application respecting the subject site plan application was provided. Site plan applications submitted under Section 41 of the Planning Act do not require public notification. The Planning Application Status is available on the Town’s website and is reported to Council and updated quarterly. Additionally, the Town will inform the public about the information contained in this report by posting it to the Town’s website. Climate Change Considerations The proposal is to encourage active transportation and opportunities for sustainable building design and energy efficiency. Page 171 of 407 September 9, 2025 10 of 11 Report No. PDS25-079 Link to Strategic Plan The proposed application supports 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 review and approval of the site plan application, housing opportunities are created that assist in achieving growth targets while providing housing opportunities for everyone. Alternative(s) to the Recommendation 1. Refusal of the application with an explanation for the refusal. Conclusions Planning and Development Services reviewed the proposed site plan application in accordance with the provisions of the Provincial, Regional, and OLT approved site- specific Official Plan and Zoning By-law. The proposed site plan application is implementing the site-specific land use and zoning provisions in which staff recommend approval of site plan application SP-2022-03 with conditions. Attachments Appendix A – Conditions of Approval Appendix B – Site Plan Figure 1 – Location Map Figure 2 –Official Plan Designations Figure 3 – Zoning By-law Designations Figure 4 – Proposed Site Plan Figure 5 – Proposed Landscaping Figures 6-12 – Proposed Elevations Previous Reports Public Planning Report No. PDS16-038 OLT Case No: PL171423 Decision Report – Dated December 17, 2021 Page 172 of 407 September 9, 2025 11 of 11 Report No. PDS25-079 Pre-submission Review Agenda Management Team review on August 21, 2025 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 173 of 407 22 PL171423 PL171423 – Schedule 4 Appendix A Page 174 of 407 23 PL171423 Page 175 of 407 24 PL171423 Page 176 of 407 25 PL171423 Page 177 of 407 26 PL171423 Page 178 of 407 27 PL171423 Page 179 of 407 28 PL171423 Page 180 of 407 29 PL171423 Page 181 of 407 30 PL171423 Page 182 of 407 31 PL171423 Page 183 of 407 32 PL171423 Page 184 of 407 33 PL171423 Page 185 of 407 34 PL171423 Page 186 of 407 35 PL171423 Page 187 of 407 36 PL171423 Page 188 of 407 37 PL171423 Page 189 of 407 38 PL171423 Page 190 of 407 39 PL171423 Page 191 of 407 40 PL171423 Page 192 of 407 41 PL171423 Page 193 of 407 42 PL171423 Page 194 of 407 43 PL171423 Page 195 of 407 44 PL171423 Page 196 of 407 45 PL171423 Page 197 of 407 Appendix BPage 198 of 407 Hillview RoadMill StreetTemperance StreetTyler StreetYonge StreetGeorge StreetTyler StreetTemperanceStreet15198494266504246324640152084274415434624478565028384770584115186545815074719092349910075151242968319635328391104150863783671027911151141513289911031513682647816101867987910775771151516079595155981742815150151403615120873063608145871519515191151851520315165151711514515199151878480928885874891468178868490474428885827689801505515105116150851511785LOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2024, © First Base Solutions Inc., 2024 Orthophotography.kFIGURE 1St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: Charlieville Developments LimitedFILES: SP-2022-03SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprx02550MetresPage 199 of 407 Page 200 of 407 Hillview RoadMill StreetYonge StreetGeorge StreetTyler StreetTemperance StreetEP(254)EP(30)EP(66)EP(67)I(289)PD1(293)R2(2)R8(541)IPDS3(124)EPEP(315)PD1(118)PDS1(322)EP(117)PD1(510)R3PD1PDS1(502)R7-SN(497)RA1RA2EPPDS1R7EPZONING BY-LAW DESIGNATIONSAPPLICANT: CHARLIEVILLE DEVELOPMENTS LIMITEDFILES: SP-2022-03FIGURE 3Map created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k02550MetresSubject_LandsSecond DensityApartment ResidentialRA2RESIDENTIAL ZONESDetached SecondDensity ResidentialDetached ThirdDensity ResidentialSpecial MixedDensity ResidentialTownhouse DwellingResidentialR2R3R7R8OPEN SPACE ZONESEnvironmentalProtectionPromenade DowntownINSTITUTIONAL ZONESInstitutionalIEPPD1Promenade DowntownShoulder - CentralCommercialPDS1PROMENADE ZONESPromenade DowntownShoulder - InstitutionalPDS3EPPage 201 of 407 PROPOSED SITE PLANMap created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by Charlieville Developments Ltd.FIGURE 4APPLICANT: Charlieville Developments LimitedFILES: SP-2022-03Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxPage 202 of 407 PROPOSED LANDSCAPINGMap created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by Charlieville Developments Limited.FIGURE 5APPLICANT: Charlieville Developments LimitedFILES: SP-2022-03Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxPage 203 of 407 Map created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by Charlieville Developments Limited.ELEVATION DRAWINGS - 1 of APPLICANT: Charlieville Developments LimitedFILES: SP-2022-03FIGURE 6Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxPage 204 of 407 Map created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by Charlieville Developments Limited.ELEVATION DRAWINGS - 2 of APPLICANT: Charlieville Developments LimitedFILES: SP-2022-03FIGURE 7Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxPage 205 of 407 Map created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by Charlieville Developments Limited.ELEVATION DRAWINGS - 3 of APPLICANT: Charlieville Developments LimitedFILES: SP-2022-03FIGURE 8Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxPage 206 of 407 Map created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by Charlieville Developments Limited.ELEVATION DRAWINGS - 4 of APPLICANT: Charlieville Developments LimitedFILES: SP-2022-03FIGURE 9Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxPage 207 of 407 Map created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by Charlieville Developments Limited.ELEVATION DRAWINGS - 5 of APPLICANT: Charlieville Developments LimitedFILES: SP-2022-03FIGURE 10Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxPage 208 of 407 Map created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by Charlieville Developments Limited.ELEVATION DRAWINGS - 6 of APPLICANT: Charlieville Developments LimitedFILES: SP-2022-03FIGURE 11Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxPage 209 of 407 Map created by the Town of Aurora Planning and Building Services Department, 22/07/2025. Base data provided by Charlieville Developments Limited.ELEVATION DRAWINGS - 7 of APPLICANT: Charlieville Developments LimitedFILES: SP-2022-03FIGURE 12Document Path: J:\data\data\Planning Maps\Charlieville Developments Ltd (45 Tyler St SP-2022-03)\Report Maps July 2025\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps\Charlieville_Developments_ltd_45_Tyler_SP_2022_03_Report_Maps.aprxPage 210 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. PDS2 5 -081 Subject: Application for Zoning By-law Amendment and Heritage Delisting 2854756 Ontario Inc. 8 Kennedy Street East PT LOT 162, PLAN 246 File Number: ZBA-2024-08 Prepared by: Kenny Ng, Planner Department: Planning and Development Services Date: September 9, 2025 Recommendation 1. That Report No. PDS25-081 be received; and 2. That the subject property be removed from the Aurora Register of Properties of Cultural Heritage Value or Interest on the basis that the owner provides appropriate heritage commemoration in the new development and/or a contribution to the Heritage Reserve Fund, to the satisfaction of the Director of Planning and Development Services; and 3. That Zoning By-law Amendment application, File: ZBA-2024-08 be approved to rezone the subject lands from “Special Mixed Density Residential (R7) Zone” to “Townhouse Dwelling Residential Exception (R8-XXX) Zone”, as outlined in Appendix ‘A’; and 4. That the implementing By-law for the Zoning By-law Amendment be brought forward to a future Council meeting for enactment; and 5. That a total of eleven (11) persons worth of servicing allocation be granted to facilitate the proposed development of four (4) freehold townhouse units. Page 211 of 407 September 9, 2025 2 of 12 Report No. PDS25-081 Executive Summary This report seeks Council’s approval of a Zoning By-law Amendment (subject application) for the lands located at 8 Kennedy Street East. Approval of the subject application will facilitate the development of a 4-unit freehold townhouse development.  The subject property is being rezoned from (R7) Zone to (R8-XXX) Zone to permit townhouses with site specific lot frontage and parking requirements  A four (4) unit townhouse building is proposed to replace the existing single detached dwelling  The proposed application is consistent with the Provincial Policy Statement (PPS)  The proposed application conforms to the Lake Simcoe Protection Plan (LSPP)  The proposed Zoning By-law Amendment implements the general direction of the Town’s Official Plan for additional infill residential development  All external agencies and Town staff have completed their review for the subject application and have no objections to the approval of the subject application Background Application History The Zoning By-law Amendment application was deemed complete on November 12, 2024. A Community Information Meeting, hosted by the applicant, was held on December 17, 2024, to introduce the proposed development to area residents and to obtain feedback. A Statutory Public Meeting was held on February 18, 2025, where the subject application and Public Planning Report No. PDS25-025 were presented to Council and the public. During that meeting, Council received the report and instructed staff to present a future report to a Committee of the Whole meeting. Location / Land Use The subject property, municipally known as 8 Kennedy Street East, is located on the north side of Kennedy Street East, between Yonge Street and Gurnett Street (Figure 1). The subject property has a lot area of 0.12 ha (0.3 ac), with frontage on 8 Kennedy Page 212 of 407 September 9, 2025 3 of 12 Report No. PDS25-081 Street East of approximately 28.7 m (94.16 ft). The subject property presently contains a single detached dwelling, bordered by mature vegetation. Surrounding Land Uses The surrounding land uses are as follows: North: Retirement home, and Town-owned open space South: Low density residential, and commercial uses East: Low density residential West: Retirement home, low density residential, and commercial uses 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. The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies which address aquatic life, water quality, water quantity, shorelines and natural heritage, other threats and activities (including invasive species, climate change and recreational activities) and implementation. Town of Aurora Official Plan The subject lands are designated “Stable Neighbourhoods” by the Town of Aurora Official Plan (Figure 2). The Stable Neighbourhoods designation permits the development of new townhouse dwellings subject to the development policies of the Official Plan. The Stable Neighbourhood designation seeks to ensure that residential neighbourhoods are protected from incompatible forms of development, while also allowing neighbourhoods to be enhanced over time. Page 213 of 407 September 9, 2025 4 of 12 Report No. PDS25-081 Zoning By-law 6000-17, as amended The subject lands are zoned “Special Mixed Density Residential (R7)” by the Town of Aurora Zoning By-law #6000-17, as amended, which permits a range of low-density residential uses, including detached, semi-detached, duplex and triplex dwellings. Reports and Studies Documents submitted in support of complete application for the subject applications were listed in Public Planning Report Number PDS25-025. Proposed Applications Proposed Zoning By-law Amendment The subject property is being rezoned from (R7) Zone to (R8-XXX) Zone to permit townhouses with site specific lot frontage and parking requirements As shown in Figure 4, the Applicant proposes to rezone the subject lands from “Special Mixed Density Residential (R7) Zone” to “Townhouse Dwelling Residential Exception (R8-XXX) Zone”. The Owner has submitted a draft Zoning By-law which has been reviewed by staff. The following is a table to compare the difference between the parent Townhouse Dwelling Residential Exception (R8) zoning requirements with the proposed Townhouse Dwelling Residential (R8-XXX) Exception Zone. The proposed exception zone will meet all other standard requirements of the R8 zone. Parent R8 Zone Requirement Proposed R8 Exception Zone Lot Frontage 30 m (6 m per unit) 28 m (6 m per unit) Parking 1.5 spaces per dwelling unit, minimum 20% of spaces provided shall be set aside for visitor parking 2 spaces per dwelling unit Page 214 of 407 September 9, 2025 5 of 12 Report No. PDS25-081 Parent R8 Zone Requirement Proposed R8 Exception Zone Minimum width of parking space 2.7 m 2.4 m 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. Conceptual Site Plan A four (4) unit townhouse building is proposed to replace the existing single detached dwelling Pursuant to subsection 41(1.2) of the Planning Act, residential buildings that contain fewer than 10 residential units are exempt from site plan control. Given that the proposed development only consists of 4 freehold townhouses, the subject development will not be required to obtain Site Plan approval. As part of the Zoning By-law Amendment application, the applicant has provided a conceptual Site Plan and Elevations Drawing, as shown in Figures 5 and 6, respectively. The proposed development consists of four 3-storey freehold townhouses, measuring at 9.9 metres tall. Each townhouse unit contains its own driveway, front porch, individual garage, and front and rear yard space. The yard setback is in compliance with the zoning by-law requirement and the amenity area provided far exceeds the square footage requirement. The access to each individual townhouse will be provided via separate driveways directly from Kennedy Street East. Each townhouse will have two parking spaces, one provided via the garage, and one provided via parking space on the driveway. Future Consent Application Staff note that a future consent application is required to divide lot lines between the shared walls of the townhouse building. The applicant will continue to work with Staff on the submission of the future Consent application to finalize the development of the subject lands. Page 215 of 407 September 9, 2025 6 of 12 Report No. PDS25-081 Analysis Planning Considerations The proposed application is consistent with the Provincial Policy Statement (PPS). The subject lands are located within a Settlement Area as outlined by the PPS. It is Staff’s opinion that the proposed development aligns well with the criteria outlined in policy 1.1.1 of the PPS. The proposed 4-unit townhouse building represents an efficient infill development that aids in increasing housing stock within an area already equipped with municipal services, infrastructure, and close proximity to community amenities and public transportation. It is Planning Staff’s opinion that the proposed zoning by-law amendment is consistent with the PPS. The proposed application conforms to the Lake Simcoe Protection Plan (LSPP) The Lake Simcoe Conservation Authority (LSCRA) has reviewed the proposed applications in consideration of the LSPP and has no objection to the approval of the subject applications as presented. The subject lands are located outside of the LSRCA regulated limits and accordingly no Regulation Permit is required prior to development or site alteration taking place on the subject lands. The subject lands are also free from any natural hazards and are outside of hazardous lands. The proposed Zoning By-law Amendment implements the general direction of the Town’s Official Plan for additional infill residential development Lot Frontage The subject property has an overall lot frontage of 28.7 m, which is slightly deficient (2 m short) from the standard R8 zoning requirement of 30 m for the overall townhouse block. However, the proposed site plan (figure 5) indicates that each individual lot will have an approximately 7 m of lot frontage. Section 7.2 of the Zoning By-law only requires 6 m of lot frontage for each individual lot. Therefore, the future townhouses in this block will maintain the intent and uniform R8 zoning standard. Staff note that the semi-detached lots directly across the other side of Kennedy Street East have lot frontages that range from 7 m to 8 m, while the surrounding single detached lots have lot frontages ranging from 12 m to 15 m. The slightly deviated lot frontages of the subject property would not appear out of place in the public realm, Page 216 of 407 September 9, 2025 7 of 12 Report No. PDS25-081 while the character and appearance of the stable residential neighbourhood would be upkept, which helps to maintain the overall appearance of a relatively uniform streetscape. Parking The applicant is proposing 2 parking spaces per dwelling unit (from one garage and one driveway space). The related zoning by-law requires 1.5 spaces per dwelling unit, with minimum 20% of spaces provided shall be set aside for visitor parking. This parking standard is typically to address larger plans of subdivision where there multiple of townhouse blocks. In this situation there are only 4 townhouse units being proposed. As such, the requirement of visitor parking is being review similar to a semi- detached development where only 2 parking spaces per units are required. The Town’s Traffic analyst has reviewed the proposed zoning amendment and had no concerns with the proposed number of parking spaces provided. Minimum width of parking space Each unit of the proposed development provides for one garage parking space and one driveway parking space. The garage parking space will meet the parking space width requirement of 2.7 metres, while the driveway space will have a width of 2.43 metres, resulting in a slight deviation from the standard requirement. The change aligns with modern vehicle width which ranges between 1.7 and 2 metres, and can help optimize space use in an urban residential zone. The slight decrease in width would be for the driveway parking space only and should not result in any significant impact in terms of functionality and safety, while remaining practical in principle. Town traffic analyst has reviewed the reduction in parking space width and noted that the landscape strip provided between driveways would allow for adequate buffer area between parked vehicles and therefore not result in any potential collision or accessibility concern. Planning staff are of the opinion that the Zoning By-law Amendment is appropriate and compatible with adjacent and neighbouring development, and that the by-law exceptions are appropriate to facilitate the development. Servicing Allocation A 3-year sunset clause will be implemented into the Zoning By-law Amendment to ensure that the applicant obtain necessary building permits within the permitted timeframe. This helps in managing the available servicing allocation in Town and ensure that the limited allocation supply is being efficiently utilized. Page 217 of 407 September 9, 2025 8 of 12 Report No. PDS25-081 Department / Agency Comments All external agencies and Town staff have completed their review for the subject application and have no objections to the approval of the subject application The proposed application was circulated to all internal and external agencies for review and comments. All external agencies and Town staff have completed their review and have no objections to the approval of the subject application. Public Comments Below is a summary and response to all written and verbal comments received at the time of writing this report: Comments Response Access to individual townhouses Access to each individual townhouse would be provided via individual driveways on Kennedy Street East, each townhouse is equipped with an indoor garage to accommodate for any parking needs. Urban Design Urban design matters such as scale and massing, height, materials used and amenity areas are thoroughly reviewed and managed by Town staff in accordance with stable neighbourhood policies in the Town Official Plan, ensuring delivery of qualitied design and architectural treatment. Future steps for the development to progress The development will require council approval of the rezoning application to progress. A future consent application is required to divide the property lines of each freehold townhouse. This will occur when the foundation of the townhouse building is completed and the surveyor can locate the pins for the shared walls. Page 218 of 407 September 9, 2025 9 of 12 Report No. PDS25-081 Advisory Committee Review The Town’s Accessibility Advisor has reviewed the subject application on behalf of the Accessibility Advisory Committee. Accessibility Advisor has no concerns with the subject application. The Town’s Heritage Advisory Committee also reviewed the delisting request at its meeting held on June 9, 2025. The applicant retained LHC Heritage Planning to prepare a Cultural Heritage Evaluation Report to evaluate the property against Ontario Regulation 9/06 under the Ontario Heritage Act, which sets the criteria for determining cultural heritage value or interest under the categories of historical, contextual or design value. This Cultural Heritage Evaluation Report stated that the property at 8 Kennedy Street East does not meet any of the criteria defined in the regulation and is therefore justified for removal. The Cultural Heritage Evaluation Report is attached to this report and the specific evaluation against Ontario Regulation 9/06 is provided under section 6 of the consultant report. The Heritage Advisory Committee generally acknowledged the numerous alterations to the property and that it may not maintain significant architectural value but noted that the property had a connection to the Wells family, who were early settlers of the area. The Committee also commented on the trees existing on the property, and the owner’s consultant indicated their intent to preserve them. The consultant’s evaluation noted that the Wells family was connected to the larger geographic area overall as multi-acre farmers. The report indicates that the widespread and common nature of farming does not necessarily dictate that the property meets requirements under Ontario Regulation 9/06 for historical value. Nonetheless, it is anticipated that appropriate commemoration opportunities can be implemented into the new development, with the appropriate recommendation included in this report. A contribution to the Town’s Heritage Reserve fund can also be required of the owner. Additionally, the property was not identified as a priority property meriting designation as part of the Town’s Comprehensive Heritage Register Review project (2022) conducted by a separate consulting firm, MHBC Planning Inc. Under Bill 23, the property is already scheduled to be removed from the Town’s Heritage Register automatically on January 1, 2027, however the owner indicated their intent to proceed with delisting and remove the property in advance of this date. Page 219 of 407 September 9, 2025 10 of 12 Report No. PDS25-081 Legal Considerations Subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, 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 the Minister) may appeal the application to the Ontario Land Tribunal (OLT). The subject application was deemed as complete on November 12, 2024, and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no financial implications. Communications Considerations On December 17, 2024, a Community Information Meeting was held at the Aurora Public Library. On January 28, 2025, a Notice of Public Planning Meeting was mailed out to all addressed property owners within 120m of the subject lands. In addition, the notice was published in the Auroran and Aurora Banner newspapers. Signage on the subject lands was posted with information regarding the Public Meeting, with all notification provided in accordance with the Planning Act. Additionally, the Town will inform the public about the information contained in this report by posting it to the Town’s website. Climate Change Considerations The project increases the Town’s ability to adapt to climate change by using native plant species for landscaped areas. The proposed development allows for sun penetration onto the rear yards of all units, and the preserved trees help to regulate the micro- climate of the area for residents and pedestrians. This project supports the objectives from the Community Energy Plan, and Section 5 of the Official Plan. Link to Strategic Plan The proposed application supports 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: Page 220 of 407 September 9, 2025 11 of 12 Report No. PDS25-081 Strengthening the fabric of our community: Through the addition of 4 residential units, housing is provided in accordance with the Collaborate with the development community to ensure future growth includes housing opportunities for everyone action item. Strengthening the fabric of our community: Through the approval of an infill residential development, the Work with the development community to meet intensification targets to 2051 as identified in the Town’s Official Plan action item is realized. Alternative(s) to the Recommendation 1. Refusal of the application with an explanation for the refusal. Conclusions Planning and Development Services reviewed the proposed Zoning By-law Amendment application in accordance with the provisions of the Provincial and local municipal Planning policies within the Town’s Official Plan, Zoning By-law and municipal development standards respecting the subject lands. The proposed Zoning By-law Amendment application is considered to be in keeping with the development standards of the Town. Staff recommends approval of the Zoning By-law Amendment ZBA-2024- 08 and the removal of the property from the Aurora Register of Properties of Cultural Heritage Value or Interest, subject to applicable commemorations as recommended by staff. Attachments Appendix A – Draft Zoning By-law Amendment Appendix B – Cultural Heritage Evaluation Report Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-Law Figure 4 – Proposed Zoning By-law Figure 5 – Proposed Site Plan Figure 6 – Proposed Elevations Page 221 of 407 September 9, 2025 12 of 12 Report No. PDS25-081 Previous Reports Public Planning Report No. PDS25-025, dated February 18, 2025. Pre-submission Review Agenda Management Team review on August 21, 2025 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 222 of 407 The Corporation of the Town of Aurora By-Law Number XXXX-25 Being a By-Law to amend By-Law Number 6000-17, as amended, respecting the lands municipally known as 8 Kennedy Street East (Stellar Homes Inc.). Whereas under section 34 of the Planning Act, R.S.O. 1990, c. P.13, as amended (the “Planning Act”), zoning by-laws may be passed by the councils of local municipalities to prohibit and regulate the use of land, buildings and structures; And whereas on June 27, 2017, the Council of The Corporation of the Town of Aurora (the “Town”) enacted By-law Number 6000-17 (the “Zoning By-law”), which Zoning By-law was appealed to the Ontario Municipal Board (the “OMB”); And whereas on January 29, 2018, the OMB made an order, in accordance with subsection 34(31) of the Planning Act, providing that any part of the Zoning By-law not in issue in the appeal shall be deemed to have come into force on the day the Zoning By-law was passed; And whereas the OMB is continued under the name Local Planning Appeal Tribunal (the “LPAT”), and any reference to the Ontario Municipal Board or the OMB is deemed to be a reference to the LPAT; And whereas the Council of the Town deems it necessary and expedient to further amend the Zoning By-law; Now therefore the Council of The Corporation of the Town of Aurora hereby enacts as follows: 1.The Zoning By-law be and is hereby amended to replace the “R7” zoning category applying to the lands shown in hatching on Schedule “A” attached hereto and forming part of this By-law with “R8 Exception Zone”. 2.The Zoning By-law be and is hereby amended to add the following: Parent Zone: R8 Exception No.: XX Map: Schedule “A” Previous Zone: R7 Previous By-laws: 6000-17 Municipal Address: 8 Kennedy Street East Legal Description: Part of Lot 162, Registered Plan 246, Town of Aurora 24.553.1 Zone Requirements 24.553.1.1 Lot Specifications Lot Frontage (minimum) 28m (6m per unit) 24.553.1.3 Parking Standards Appendix A Page 223 of 407 24.553.1.3.1 Notwithstanding the provisions of By-law 6000-17, for the purpose of this zone category parking spaces located in driveways of a dwelling unit shall be included toward the minimum parking requirement 24.553.1.3.2 Notwithstanding the provisions of Section 5.3.1 of By-law 6000-17, for the purpose of this zone category parking spaces are permitted to be a combination of a parking space internal of a garage and external on a driveway 24.553.1.3.3 Notwithstanding any other provisions of this By-Law in regards to parking standards, each townhouse unit will include 2 parking spaces. 24.553.1.3.4 Site Specific Parking Standards: 1. Minimum width of parking space: 2.40 meters 3. This By-law shall come into full force subject to compliance with the provisions of the Planning Act and subject to compliance with such provisions, this By-law will take effect from the date of final passage hereof. 4. If a building permit that is appropriate for the development has not been issued under the Building Code Act, 1992, S.O. 1992, c. 23, as amended, for any building or structure so authorized within three (3) years from enactment of this By-law, then this By-law shall automatically repeal and if so repealed, the zoning of the lands will revert to the original zoning. Enacted by Town of Aurora Council this Day day of Month, 2025. ___________________________________ Tom Mrakas, Mayor ___________________________________ Michael de Rond, Town Clerk Page 224 of 407 Explanatory Note Re: By-law Number XXXX-25 By-law Number XXXX-25 has the following purpose and effect: To amend By-law Number 6000-17, as amended, the Zoning By-law in effect in the Town of Aurora, to rezone the subject lands from “R7” to “R8 Exception Zone XX” The effect of this zoning amendment will rezone the subject property to one common exception zone category and will facilitate the development of four (4) townhouse dwellings on the subject lot, and to allow for site specific parking standards. Page 225 of 407 Schedule “A” Location Part of Lot 162, Registered Plan 246, Town of Aurora, Regional Municipality of York Lands rezoned from “R7” to “R8 Exception Zone XX” Page 226 of 407 SCHEDULE 'A'N LANDS TO BE REZONED FROM THE SPECIAL MIXED DENSITY RESIDENTIAL (R7) ZONE TO A TOWNHOUSE DWELLING RESIDENTIAL EXCEPTION XX (R8-XX) ZONE. SCALE 1:1,000 0 10 608 KENNEDY STREET EAST, PART OF LOT 79, CONCESSION 1 EAST OF YONGE ST TOWN OF AURORA 20 30 40 50YONGE STREETKENNED Y S T R E E T E GURNETT STCONNAU G H T A V E R7 O1 PDS3(12 4 ) EP PDS1 PDS1(47 5 ) PDS1(32 4 ) R3-SN(4 9 7 ) R7 O1 EPLands Subject to Rezoning from 'R7' to 'R8-XX' Page 227 of 407 CCULTURALL HERITAGEE EVALUATIONN REPORTT 8 Kennedy Street East, Town of Aurora, ON FINAL REPORT Date: 1 May 2025 Project #: LHC0516 LHCC Heritagee Planningg && Archaeologyy Inc.. 400-837 Princess Street Kingston, Ontario K7L 1G8 Phone: (613)507-7817 Toll Free: 1-833-210-7817 Email: info@lhcheritage.com Web: www.lhcheritage.com Appendix B Page 228 of 407 Project # LHC516 May 2025 ii This page has been ' ȅ')& '$ -/ '4 Page 229 of 407 Project # LHC516 May 2025 iii Report prepared for : Vito Froio Stellar Homes Inc. рсф*) $''*&-$1 Ѷ)$/чч Aurora, ON L4G 0H8 Report prepared by: Ben Daub, MA RPP MCIP CAHP-Intern Graphics prepared by: Jordan Greene, BA 1$ 2 4ѷ Benjamin Holthof, MPl MMA RPP MCIP CAHP Christienne Uchiyama, MA CAHP Page 230 of 407 Project # LHC516 May 2025 $1 RIGHT OF USE The information, recommendations, and opinions expressed in this report are for the sole benefit of the Owner. Any other use of this report by others without permission is prohibited and is without responsibility to LHC. The report, all plans, data, drawings, and other documents as well as all electronic media prepared by LHC are considered its +-*! ..$*)'2*-&product and shall remain the copyright property of LHC, who authorizes only the Owner )++-*1 0. -.җ$)'0$)"(0)$$+'- 1$ 2)++-*1'odies) to (& *+$ .*!/# - +*-/Ѷ0/*)'4$).0#,0)/$/$ ..- - .*)'4) ..-4!*-/# use of the report by those parties. REPORT LIMITATIONS The ,0'$!$/$*).*!/# # -$/" *).0'/)/.2#*0/#*- /#$.- +*-/- +-*1$ $) Appendix A. This report reflects the professional opinion of the authors and the - ,0$- ( )/.*!/# $-( ( -.#$+$)1-$*0.+-*! ..$*)')'$ ).$)"*$ .ѵ All comments regarding the condition of any buildings on the Property are based on a .0+ -!$$'1$.0'$).+ /$*))- )*/./-0/0-' )"$) -$)".. ..( )/.0)' ..$- /'4 ,0*/ !-*() )"$) -$)"- +*-/ѵ# !$)$)".*!/#$.- +*-/*)*/- ..any structural or physical condition related issues associated with any buildings on the Property or the condition of any heritage attributes. *) -)$)"#$./*-$'- . -#Ѷ/# +0-+*. *!/#$.- +*-/$./* 1'0/ /# -*+ -/4!*- 0'/0-'# -$/" 1'0 *-$)/ - ./ѵ# 0/#*-.- !0''42- /#//# - (4 $/$*)' #$./*-$'$)!*-(/$*)/#/#.)*/ )$)'0 ѵ 1 -/# ' ..Ѷ/# $)formation collected, - 1$ 2 Ѷ))'45 $..0Ȃ$$ )//*.. ../# -*+ -/4!*-0'/0-'# -$/" 1'0 *- interest using Ontario Regulation 9/06 under the Ontario Heritage Act. # - 1$ 2*!+*'$4)' "$.'/$*)2.'$($/ /*$)!*-(/$*)$- /'4- '/ /*0'/0-' # -$/" ()" ( )/)$.)*/*(+- # ).$1 +'))$)"- 1$ 2ѵ$/$*)''4Ѷ soundscapes, cultural identity, and sense of place analyses were not integrated into this report. Page 231 of 407 Project # LHC516 May 2025 1 EXECUTIVE SUMMARY The E3 0/$1 S0((-4*)'4+-*1$ .& 4+*$)/.!-*(/# - +*-/ѵ# - -.#*0' 3($) /# *(+' / - +*-/$)'0$)"&"-*0)Ѷ- .0'/.Ѷ.2 ''.'$($//$*).ѵ LHC Heritage Planning & Archaeology Inc. (LLHC) was retained on 17 March 2025 by Stellar Homes Inc. (the ‘OOwnerҁҘ/*+- +- 0'/0-' -$/" 1'0/$*) +*-/җCHER) for the property at 8 Kennedy Street East (the ‘PProperty’) in the Town of Aurora (the ‘TTown’), Ontario. #$. 1'0/ ./# -*+ -/4!*-0'/0-' -$/" '0 *- )/ - ./җCHVI) using Ontario Regulation 9/06 (O. Reg. 9/06) under the Ontario Heritage Act (OHA). It has been +- +- .+-/*!/# +-* ../*- (*1 /# -*+ -/4!-*(/# *2)ҁ.Register of Properties of Cultural Heritage Value or Interest. In LHC’s professional opinion, the Property at 8 Kennedy Street East ddoes not meet any of the criteria defined in O. Reg. 9/06 and is therefore nnot eligible !*-$)$1$0' .$")/$*) under Section 29 Part IV of the OHA. Page 232 of 407 Project # LHC516 May 2025 1$ TABLE OF CONTENTS 1 Introduction............................................................................................................................ 1 1.1 Location of the Property ................................................................................................ 1 1.2 Description of the Property............................................................................................ 1 1.3 Heritage Recognition...................................................................................................... 1 2 Study Approach ...................................................................................................................... 4 2.1 "$.'/$*))*'$4*)/ 3/ 1$ 2 .......................................................................... 4 2.2 Historical Research ......................................................................................................... 4 2.3 Site Visit .......................................................................................................................... 5 2.4 Heritage Integrity Assessment ....................................................................................... 5 2.5 Understanding of Cultural Heritage Value or Interest ................................................... 7 2.6 Statement of Cultural Heritage Value or Interest .......................................................... 8 3 "$.'/$1 )*'$4*)/ 3/ ............................................................................................... 9 3.1 -*1$)$'*)/ 3/ .......................................................................................................... 9 3.1.1 Planning Act, R.S.O. 1990, c. P.13 ............................................................................... 9 3.1.2 -*1$)$''))$)"// ( )/ ................................................................................ 10 3.1.3 Ontario Heritage Act, R.S.O. 1990, c. O.18 ............................................................... 11 3.2 Local Context ................................................................................................................ 12 3.2.1 *-& "$*)Ȃ$$'')җспссѶ*).*'$/ 0) спсуҘ ..................................... 12 3.2.2 *2)*!0-*-Ȃ$$'')җ)0-4спсуҘ ........................................................... 12 4 Historic Context .................................................................................................................... 14 4.1 Pre-Contact Historic Context ....................................................................................... 14 4.2 Toronto Purchase (Treaty 13) ....................................................................................... 15 4.3 0-1 4)0-*+ ) //' ( )/*!$)"*2).#$+)#$/#0-#*2).#$+ ...... 16 4.4 Town of Aurora History................................................................................................. 18 4.5 Property History ........................................................................................................... 19 4.5.1 Lot 1 Concession 79 .................................................................................................. 20 4.5.2 Lot 162 Registered Plan 246 ..................................................................................... 23 5 Assessment of Existing Conditions ...................................................................................... 29 Page 233 of 407 Project # LHC516 May 2025 1$$ 5.1 Surrounding Context .................................................................................................... 29 5.2 Adjacent and Nearby Heritage Properties ................................................................... 37 5.3 The Property ................................................................................................................. 44 5.4 House Exterior .............................................................................................................. 49 5.5 House Interior ............................................................................................................... 57 5.5.1 Main House, First Storey .......................................................................................... 57 5.5.2 Main House, Upper Half Storey ................................................................................ 59 5.5.3 Main House, Basement ............................................................................................ 63 5.5.4 Rear Wing Addition ................................................................................................... 66 5.6 Architectural, Morphological, and Integrity Assessment ............................................ 68 5.6.1 Architectural Assessment ........................................................................................ 68 5.6.2 Morphological Assessment ...................................................................................... 68 5.6.3 Integrity Assessment ................................................................................................ 69 6 1'0/$*)*!0'/0-' -$/" '0 *- )/ - ./ ................................................................ 73 6.1 0((-4*!1'0/$*) ................................................................................................ 76 7 Conclusion ............................................................................................................................ 77 8 Signatures ............................................................................................................................. 78 9 References ............................................................................................................................ 79 APPENDIX A Qualifications ....................................................................................................... 84 APPENDIX B Glossary ............................................................................................................ 87 List of Tables ' рѵ ' 1)/*'$$ .!-*(/# Ȃ$$'') ......................................................................... 13 Table 2. Adjacent and Nearby Heritage Properties ..................................................................... 37 Table 3. Integrity Assessment of 8 Kennedy Street East ............................................................. 69 Table 4. Ontario Regulation 9/06 1'0/$*)!*-ч )) 4/- /./ .................................... 73 List of Photos Photo 1. View northwest showing Kennedy Street East in front of the Property ...................... 31 Photo 2. View southwest showing Kennedy Street East in front of the Property ...................... 32 Photo 3. View northeast showing the adjacent property at 15029 Yonge Street ....................... 32 Photo 4. View northeast showing the adjacent property at 15037 Yonge Street ....................... 33 Page 234 of 407 Project # LHC516 May 2025 1$$$ Photo 5. View northwest showing the adjacent property at 116 Gurnett Street ....................... 33 Photo 6. View southwest showing the adjacent properties at 118, 120, and 122 Gurnett Street ...................................................................................................................................... 34 Photo 7. View southeast showing townhouses on Kennedy Street East ................................... 34 Photo 8. View east showing the nearby commercial property at 15017 Yonge Street .............. 35 #*/*шѵ$ 2 ./.#*2$)"- .$ )/$'+-*+ -/$ .*)*))0"#/1 )0 ............................... 35 Photo 10. View southeast showing residential properties on Gurnett Street ............................ 36 #*/*ррѵ$ 2.*0/#2 ./.#*2$)"- +0-+*. .$)"' /# #*0. ./#/)*2. -1 commercial purpose on Yonge Street ......................................................................... 36 #*/*рсѵ$ 2)*-/#2 ./.#*2$)"/# .*0/# ./ ' 1/$*)*!/# #*0. *)/# -*+ -/4 ..... 45 #*/*ртѵ$ 2)*-/# ./.#*2$)"/# .*0/#2 ./ ' 1/$*)*!/# #*0. *)/# -*+ -/4 ..... 45 #*/*руѵ$ 2.*0/# ./.#*2$)"/# )*-/#2 ./ ' 1/$*)*!/# #*0. *)/# +-*+ -/4) /# .*0/#2 ./))*-/#2 ./ ' 1/$*).*!/# - -2$)"$/$*) .......................... 46 #*/*рфѵ$ 2.*0/#2 ./.#*2$)"/# )*-/# ./ ' 1/$*)*!/# #*0. *)the property and /# )*-/#2 ./))*-/# ./ ' 1/$*).*!/# - -2$)"$/$*) ........................... 46 #*/*рхѵ$ 2)*-/#2 ./.#*2$)"/# .+#'/-$1 24+-*1$$)" ../*/# -*+ -/4 ... 47 Photo 17. View southeast showing southwest side yard ............................................................ 47 #*/*рчѵ$ 2)*-/#2 ./.#*2$)"/# &4- ....................................................................... 48 Photo 19. View southeast showing the northeast side yard ....................................................... 48 #*/*спѵ$ 2.*0/#2 ./.#*2$)"-$&) -.#& '$)" ......................................... 50 #*/*срѵ$ 2)*-/#2 ./.#*2$)"-$&).+#'/.#$)"' '$)".................................... 51 #*/*ссѵ$ 2.*0/#2 ./.#*2$)"/# 1$)4'.$$)"*)/# - -2$)"$/$*) ........................ 51 Photo 23. View northeast showing the roof on the main house ................................................ 52 Photo 24. View southeast showing a first storey window with concrete lug sill ........................ 52 #*/*сфѵ$ 2.*0/#2 ./.#*2$)"!$-././*- 42$)*22$/#-*2'*&.'$+sill ....................... 53 #*/*схѵ$ 2)*-/# ./.#*2$)"/# *- 2$)*2*)/# .*0/# ./ ' 1/$*) .............. 53 Photo 27. View northwest showing the stained-"'..2$)*2*)/# .*0/# ./ ' 1/$*) ..... 54 #*/*счѵ$ 2.*0/#2 ./.#*2$)"/# *3 42$)*2*)/# )*-/# ./ ' 1/$*) .......... 54 Photo 29. View northwest showing windows on the enclosed porch ........................................ 55 Photo 30. View northeast showing the main entrance ............................................................... 55 Photo 31. View northeast showing the basement door .............................................................. 56 Photo 32. View southwest showing the entrance to the rear wing addition ............................. 56 #*/*ттѵ$ 2.*0/#2 ./.#*2$)"/# '$1$)"-**( ................................................................... 57 Photo 34. View northeast showing the dining room ................................................................... 58 #*/*тфѵ$ 2)*-/# ./.#*2$)"/# &$/# ) ........................................................................... 58 Photo 36. View northwest showing the first storey bathroom ................................................... 59 Photo 37. View west showing the stairway leading to the upper half storey ............................. 60 Page 235 of 407 Project # LHC516 May 2025 ix Photo 38. View southeast showing the stairway leading to the upper half storey .................... 60 Photo 39. View east showing the southeast bedroom ................................................................ 61 Photo 40. View southwest showing the southwest bedroom .................................................... 61 Photo 41. View northwest showing the northwest bedroom ..................................................... 62 Photo 42. View northeast showing the upper half storey bathroom ......................................... 62 Photo 43. View southeast showing the basement stairway ....................................................... 63 Photo 44. View northwest showing the basement bathroom .................................................... 64 Photo 45. View southwest showing the rubblestone foundation wall ....................................... 64 Photo 46. View northeast showing structural timber and lumber ............................................. 65 #*/*уцѵ$ 2)*-/#2 ./.#*2$)"/$( -).,0- '0( -*'0(). .................................. 65 #*/*учѵ$ 2)*-/#2 ./.#*2$)".,0- '0( -)./ '%&+*./..................................... 66 #*/*ушѵ$ 2.*0/#2 ./.#*2$)"/# '$1$)"-**(ҝ&$/# )$)/# - -2$)"$/$*) ............ 66 Photo 50. View northwest showing the bedroom in the rear wing addition ............................. 67 Photo 51. View northwest showing the bathroom in the rear wing addition ............................ 67 List of Figures Figure 1. Location of the Property ................................................................................................. 2 Figure 2. Current Conditions of the Property ................................................................................ 3 Figure 3. Undated Photograph of the Wells’ Farmhouse ............................................................ 23 Figure 4. 1802, 1860, and 1878 Historic Maps Showing the Property ........................................ 25 $"0- фѵршпу 1ѵршрт)ршхп$- ).0-) ').#*2$)"/# -*+ -/4 ........................ 26 Figure 6. 1914, 1917, 1922, 1936 Topographic Maps Showing the Property .............................. 27 Figure 7. 1954, 1970, 1977, 1988, 1999, 2002, 2005, and 2024 Air Photos Showing the Property ........................................................................................................................................ 28 Page 236 of 407 Project # LHC516 May 2025 x #$.+" #. )' ȅ')& '$ -/ '4 Page 237 of 407 Project # LHC516 May 2025 1 1 INTRODUCTION LHC Heritage Planning & Archaeology Inc. (LLHC) was retained on 17 March 2025 by Stellar Homes Inc. (the ‘OOwnerҁҘ/*+- +- 0'/0-' -$/" 1'0/$*) +*-/җCHER) for the property at 8 Kennedy Street East (the ‘PProperty’) in the Town of Aurora (the ‘TTown’), Ontario. #$. 1'0/ ./# -*+ -/4!*-0'/0-' -$/" '0 *- )/ - ./җCHVI) using Ontario Regulation 9/06 (O. Reg. 9/06) under the Ontario Heritage Act (OHA). It has been +- +- .+-/*!/# +-* ../*- (*1 /# -*+ -/4!-*(/# *2)ҁ.Register of Properties of Cultural Heritage Value or Interest. # *2)* .)*/#1 -(.*! ! - ) !*- .ѵ ' 1)/"0$) #. ) adopted from the Town’s -$/" (+/.. ..( )/.)*). -1/$*)').0$ (2017). This CHER also follows cultural heritage best practices drawing upon applicable !-( 2*-&.Ѷ.0#./# $)$./-4*!$/$5 ).#$+)0'/$0'/0-'$.(ҁ.җMCM) Ontario Heritage **'$/Ѷ -$/" -*+ -/41'0/$*) (2006). 1.1 LOCATION OF THE PROPERTY The Property is in the geographic Township of Whitchurch in the Town of Aurora. It is near an ‘Old Town’/‘Village Street’ section of the Aurora Promenade near the Town’s historic downtown. The Property is on the northwest side of Kennedy Street (Figure 1). The legal description of the Property is PT LT 162 PL 246 AURORA AS IN R481161 ; AURORA. 1.2 DESCRIPTION OF THE PROPERTY # -*+ -/4$.- /)"0'-'*/*!рѶсрш.,0- ( /- .ѵ /$.*0+$ 4.$)"' /# Ѷ one-and-a-half storey - /)"0'-#*0. '$)- -$&with a one storey front wing addition and a one storey rear wing addition (Figure 2). It is bound by Kennedy Street East to the southeast, commercial properties at 15029 Yonge Street and 15037 Yonge Street to the southwest, 116 Gurnett Street to the northwest, and residential properties at 118 Gurnett 1 )0 Ѷрсп0-) //1 )0 Ѷ)рсс0-) //1 )0 /*the northeast. 1.3 HERITAGE RECOGNITION The Property is Listed on the Town’s Register of Properties of Cultural Heritage Value or Interest under Section 27 Part IV of the OHA. Page 238 of 407 ƵůƚƵƌĂů,ĞƌŝƚĂŐĞǀĂůƵĂƟŽŶZĞƉŽƌƚ͕ ϴ<ĞŶŶĞĚǇ^ƚƌĞĞƚĂƐƚ͕dŽǁŶŽĨƵƌŽƌĂ͕KE WZK:d ϮϬϮϱͲϬϰͲϬϵzzzzͲDDͲ d/d> >ŽĐĂƟŽŶŽĨƚŚĞWƌŽƉĞƌƚǇ ϭ&/'hZη ^ƚĞůůĂƌ,ŽŵĞƐ/ŶĐ͘ >/Ed >,ϬϱϭϲWZK:dEK͘ Z&ZE;^Ϳϭ͘Ɛƌŝ͕E^͕E'͕h^'^͕&D͕Ɛƌŝ͕'/Z͕h^'^͕^ŽƵƌĐĞƐ͗Ɛƌŝ͕dŽŵdŽŵ͕'ĂƌŵŝŶ͕&K͕EK͕ h^'^͕ΞKƉĞŶ^ƚƌĞĞƚDĂƉĐŽŶƚƌŝďƵƚŽƌƐ͕ĂŶĚƚŚĞ'/^hƐĞƌŽŵŵƵŶŝƚǇ WŽƌƟŽŶƐŽĨƚŚŝƐĚŽĐƵŵĞŶƚŝŶĐůƵĚĞŝŶƚĞůůĞĐƚƵĂůƉƌŽƉĞƌƚǇŽĨƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐĂŶĚĂƌĞƵƐĞĚƵŶĚĞƌůŝĐĞŶƐĞ͘ ŽƉǇƌŝŐŚƚ;ĐͿƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐ͘ůůƌŝŐŚƚƐƌĞƐĞƌǀĞĚ͘ EKd;^Ϳϭ͘ůůůŽĐĂƟŽŶƐĂƌĞĂƉƉƌŽǆŝŵĂƚĞ͘ >ĞŐĞŶĚ 3URSHUW\ k .LORPHWHUV k.(<0$3 .LORPHWHUV 3URSHUW\ Page 239 of 407 ƵůƚƵƌĂů,ĞƌŝƚĂŐĞǀĂůƵĂƟŽŶZĞƉŽƌƚ͕ ϴ<ĞŶŶĞĚǇ^ƚƌĞĞƚĂƐƚ͕dŽǁŶŽĨƵƌŽƌĂ͕KE WZK:d ϮϬϮϱͲϬϰͲϬϵzzzzͲDDͲ d/d> ƵƌƌĞŶƚŽŶĚŝƟŽŶƐŽĨƚŚĞWƌŽƉĞƌƚǇ Ϯ&/'hZη ^ƚĞůůĂƌ,ŽŵĞƐ/ŶĐ͘ >/Ed >,ϬϱϭϲWZK:dEK͘ Z&ZE;^Ϳϭ͘DĂǆĂƌ͕DŝĐƌŽƐŽŌ WŽƌƟŽŶƐŽĨƚŚŝƐĚŽĐƵŵĞŶƚŝŶĐůƵĚĞŝŶƚĞůůĞĐƚƵĂůƉƌŽƉĞƌƚǇŽĨƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐĂŶĚĂƌĞƵƐĞĚƵŶĚĞƌůŝĐĞŶƐĞ͘ ŽƉǇƌŝŐŚƚ;ĐͿƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐ͘ůůƌŝŐŚƚƐƌĞƐĞƌǀĞĚ͘ EKd;^Ϳϭ͘ůůůŽĐĂƟŽŶƐĂƌĞĂƉƉƌŽǆŝŵĂƚĞ͘ >ĞŐĞŶĚ 3URSHUW\ &211$8* + 7 $ 9 ( 1 8 (<21*(675((7*851(77675((7.(11('< 6 7 5 ( ( 7 ( $ 6 7 k 0HWHUV Page 240 of 407 Project # LHC516 May 2025 4 2 STUDY APPROACH LHC follows a three-step approach to understanding and planning for cultural heritage resources based on the understanding, planning, )$)/ -1 )$)""0$) !-*(/# Canada’s Historic Places /)-.)0$ '$) .!*-/# *). -1/$*)*! $./*-$' . in Canada and the Ontario Heritage Tool Kit.0F 1 Understanding the cultural heritage resource $)1*'1 .ѷ x ) -./)$)"/# .$")$!$) *!/# 0'/0-'# -$/" - .*0- җ&)*2)) potential) through research, consultation, ) 1'0/$*)–when necessary. x Understanding the setting, context, and condition of the cultural heritage - .*0- /#-*0"#- . -#Ѷ.$/ 1$.$/, and analysis. x ) -./)$)"/# # -$/" +'))$)"- "0'/*-4!-( 2*-&-*0)/# 0'/0-' heritage resource. This CHER is guided by the )/-$* -$/" **'$/Ѷ -$/" -*+ -/41'0/$*). The 1'0/$*)*).$ -./# -*+ -/4"$).//# -$/ -$!*- / -($)$)"0'/0-' -$/" Value or Interest from O. Reg. 9/06 under the OHAѵ1'0/$*)$.. *)- . -# conducted into the history of the area and the P-*+ -/4'*)"2$/#.$/ 1$.$//* understand the design, construction, and current condition of the buildings on the Property. "'*..-4*!/ -(.0. $)/#$. $.+-*1$ in Appendix B. 2.1 LEGISLATION AND POLICY CONTEXT REVIEW #$. $)'0 .- 1$ 2*!+-*1$)$'' "$.'/$*)Ѷ+').)0'/0-'# -$/" "0$) Ѷ )- ' 1)/(0)$$+'+*'$4)+').ѵ#$.- 1$ 2*0/'$) ./# 0'/0-'# -$/" ' "$.'/$1 )+*'$4context that applies to the Property (Section 3). 2.2 HISTORICAL RESEARCH Historical research for this CHER included local history research. LHC consulted primary and secondary research sources including: x Local histories; x Historic maps; 1 )ҁ. $./*-$' .Ѷ҂/)-.)0$ '$) .!*-/# *). -1/$*)*! $./*-$' .$))҃ѶспрпѶ accessed 24 February 2025, https://www.historicplaces.ca/media/18072/81468-+-&.-s+g-eng-web2.pdf, 3; $)$./-4*!$/$5 ).#$+)0'/$0'/0-'$.(Ѷ҂ -$/" -*+ -/41'0/$*)Ѷ)/-$* -$/" **'$/Ѷ҃сппхѶ prepared by the Ministry of Culture, (Ottawa: Queen’s Printer for Ontario), 18. Page 241 of 407 Project # LHC516 May 2025 5 x Aerial photographs; and, x Online sources about local history. Online sources consulted included (but were not limited to): x # -#$1 .*!)/-$*Ѹ x $--4)-#$1 .)Ѹ x # )/-$**0)$'*!)$1 -.$/4 $--$ .Ѷ $./*-$'*+*"-+#$+ Digitization Project; x The Canadian County Atlas Digital Project; x ./ -))$1 -.$/4-#$1 .) . -#*'' /$*). )/- Ѹ x Ancestry; x FamilySearch; and, x # )/ -) /-#$1 . 2.3 SITE VISIT .$/ 1$.$/2.*)0/ *)10 April 2025 by Intermediate Heritage Planner, Ben Daub. # +0-+*. *!/#$..$/ 1$.$/2./**0( )//# 0-- )/*)$/$*).*!/# -*+ -/4Ѷ adjacent properties, and their surrounding context. Unless otherwise attributed all +#*/*"-+#.$)/#$. 2 - /& )0-$)"/# .$/ 1$.$/ѵ. ' /$*)*!+#*/*"-+hs from /# .$/ 1$.$/- $)'0 $) /$*)5. 2.4 HERITAGE INTEGRITY ASSESSMENT )# -$/" *). -1/$*)) 1'0/$*)*)/ 3/Ѷ/# *) +/*!$)/ "-$/4$...*$/ with the ability of the physical features of a property to represent or support its cultural # -$/" 1'0 *-$)/ - ./*-to *1 4$/.# -$/" .$")$!$) ѵ1F 2 It is understood as the ‘wholeness’ or ‘honesty’ of a place2F 3 or if the heritage attributes continue to represent or 2 Ѷ҂ -$/" -*+ -/41'0/$*)ѷ0$ /* $./$)"Ѷ . -#$)"Ѷ)1'0/$)"0'/0-' -$/" -*+ -/4 $))/-$**((0)$/$ .Ѷ҃сппхѶ+- +- 4/# $)$./-4*!0'/0- Ѷҗ//2ѷ0 )ҁ.-$)/ -!*-)/-$*Ҙ, 26.; MCM, “ -$/" -*+ -/41'0/$*)ѷ0$ /* $./$)"Ѷ . -#$)"Ѷ)1'0/$)"0'/0-' -$/" -*+ -/4 in Ontario Communities,҃спср-ȅѶ prepared by the Ministry of Culture, (Ottawa: Queen’s Printer for Ontario), https://prod- )1$-*)( )/'-registry.s3.amazonaws.com/2021-05/HPE_FINAL%20DRAFT-compressed.pdf, 30-31; /$*)'-& -1$ Ѷ҂ *2/*1'0/ /# )/ "-$/4*!-*+ -/4,҃#+/ - $)/$*)' "$./ -0'' /$)Ѷ *2/*++'4/# /$*)' "$./ --$/ -$!*-1'0/$*)Ѷѵѵ +-/( )/*!/# )/ -$*-Ѷ/$*)'-& -1$ Ѷ Cultural Resources, 1997, 44. 3 )"'$.# -$/" Ѷ҂*). -1/$*)-$)$+' .ѷ*'$$ .)0$) !*-/# 0./$)' )" ( )/*!/# $./*-$)1$-*)( )/Ѷ҃сппч, #//+.ѷҝҝ#$./*-$ )"')ѵ*-"ѵ0&ҝ$(" .-**&.ҝ+0'$/$*).ҝ*). -1/$*)- principles-sustainable-management-historic- )1$-*)( )/ҝ., 45. Page 242 of 407 Project # LHC516 May 2025 6 .0++*-//# 0'/0-'# -$/" 1'0 *-$)/ - ./*!/# +-*+ -/4ѵ3F 4 It is described as a measure of the wholeness or intactness of the cultural heritage and its attributes.4F 5 Heritage integrity can be understood through how much of the resource is ‘whole’, ‘complete’, changed or 0)#)" !-*($/.*-$"$)'*-Ҁ1'0 .0. ,0 )/*)!$"0-/$*)ҁѵ 5F 6 #)" .*- 1*'0/$*)/* +' /#/#1 *( +-/*!$/.0'/0-'# -$/" 1'0 *( +-/*!/# # -$/" integrity; #*2 1 -, $!/# 0'/0-'# -$/" 1'0 *!+' $.'$)& /*)*/# -./-0/0- *- )1$-*)( )//#/$."*) /# # -$/" $)/ "-$/4$.$($)$.# ѵ6F 7 Heritage integrity is not necessarily related to physical condition or structural stability. ) -./)$)").. ..$)"# -$/" $)/ "-$/4$.)$/ -/$1 +-* ..ѵ- '$($)-4 .. ..( )/*!/# 2#*' ) ..Ѷ*-*(+' / ) ..*!/# +' 2$''$)!*-( 1'0/$*)!*- 0'/0-'# -$/" 1'0 *-$)/ - ./2#$' )0) -./)$)"*!+' ҁ.0'/0-'# -$/ge 1'0 *-$)/ - ./2$''$)!*-((*- /$' .. ..( )/*!# -$/" $)/ "-$/4ѵ There are few tools describing a methodology to assess historic integrity. One of the tools comes !-*(/# ѵѵ/$*)'-& -1$ җNPS). The NPS states that “Heritage properties either retain integrity or they do not.҃7F 8 # 4$ )/$!4. 1 ).+ /.*!$)/ "-$/4Ѷ "- ., and combinations of which can be used to determine if a site has heritage integrity. The . 1 ).+ /.$)'0 ѷ */$*)Ѹ .$")Ѹ //$)"Ѹ/ -$'.Ѹ*-&().#$+Ѹ '$)"Ѹ) Association.8F 9 Detailed understanding of heritage integrity is based on understanding the CHVI of the +' ѵ# -ȅOntario Heritage Tool Kit .-$ .0$'$)"2$/#1'0 !*-$/...*$/$*) 2$/#.$")$!$)/-#$/ /)$!.0-1$1$)"! /0- .*!/# 0$'$)")*'*)" -- +- . )//#/ architect’s design the integrity is lost.9F 10 Guidance from Alberta outlines a three step +-* ..!*- 1'0/$)"#$./*-$+' ./#/- Ѹ / -($)$)"$!/# +' $. '$"$' !*- 4 Ѷ҂ -$/" -*+ -/41'0/$*)ѷ0$ /* $./$)"Ѷ . -#$)"Ѷ)1'0/$)"0'/0-' -$/" -*+ -/4 $))/-$**((0)$/$ .Ѷ҃ 26; MCM, “ -$/" -*+ -/41'0/$*)ѷ0$ /* $./$)"Ѷ . -#$)"Ѷ) 1'0/$)"0'/0-' -$/" -*+ -/4$))/-$**((0)$/$ .Ѷ҃30-31. 5 UNESCO, 2024, ҂+ -/$*)'0$ '$) .!*-/# (+' ( )//$*)*!/# *-' -$/" *)1 )/$*)Ѷ҃спсуѶ section 88. Pdf, 31. 6 )"'$.# -$/" Ѷ҂*). -1/$*)-$)$+' .ѷ*'$$ .)0$) !*-/# 0./$)' )" ( )/*!/# $./*-$)1$-*)( )/Ѷ҃ p. 45.; Kalman, H. and Marcus R. Létourneau, 2021. Heritage Planning: -$)$+' .)-* ..ѵс)Ѷ*0/' " Ѷ 2*-&, 314. 7 Ѷ҂ -$/" -*+ -/41'0/$*)ѷ0$ /* $./$)"Ѷ . -#$)"Ѷ)1'0/$)"0'/0-' -$/" -*+ -/4 $))/-$**((0)$/$ .Ѷ҃ 26; MCM, “ -$/" -*+ -/41'0/$*)ѷ0$ /* $./$)"Ѷ . -#$)"Ѷ) 1'0/$)"0'/0-' -$/" -*+ -/4$))/-$**((0)$/$ .Ѷ҃30-31. 8 /$*)'-& -1$ Ѷ҂ *2/*1'0/ /# )/ "-$/4*!-*+ -/4,҃ 44. 9 /$*)'-& -1$ Ѷ҂ *2/*1'0/ /# )/ "-$/4*!-*+ -/4,҃44. 10 MCM, “ -$/" -*+ -/41'0/$*)ѷ0$ /* $./$)"Ѷ . -#$)"Ѷ)1'0/$)"0'/0-' -$/" -*+ -/4 in Ontario Communities,҃31 Page 243 of 407 Project # LHC516 May 2025 7 .$")/$*)Ѷ!*''*2 4 1'0/$)"$/..$")$!$) )/# ).. ..$)"$/.$)/ "-$/4ѵ10F 11 These guidance documents demonstrate that assessing integrity is based on first understanding the historic significance of the place. .. ..$)"# -$/" $)/ "-$/4$)'0 .- 1$ 2*!/# 3$./$)"*)$/$*).!*-/# ! '$)"*! $)//) ..Ѷ*(+' / ) ..*-2#*' ) ..*!/# &)*2)*-+*/ )/$'#$./*-$+' !*''*2 4 1'0/$*)*- /$' 0) -./)$)"*!$/. /# )!0-/# -.. ..( )/ for heritage integrity. 2.5 UNDERSTANDING OF CULTURAL HERITAGE VALUE OR INTEREST This CHER 1'0/ ./# -*+ -/4"$).//# -$/ -$ .-$ $)O. Reg. 9/06 under the OHA. O. Reg. 9/06 has nine criteria. They are: 1.# +-*+ -/4#. .$")1'0 *-+#4.$'1'0 0. $/$.-- Ѷ0)$,0 Ѷ - +- . )//$1 *- -'4 3(+' *!./4' Ѷ/4+ Ѷ 3+- ..$*)Ѷ(/ -$'*-*)./-0/$*) method. 2.# +-*+ -/4#. .$")1'0 *-+#4.$'1'0 0. $/$.+'4.#$"# "- *! -ȅ.().#$+*--/$./$( -$/ѵ 3.# +-*+ -/4#. .$")1'0 *-+#4.$'1'0 0. $/ (*)./-/ .#$"# "- *!/ #)$'*-.$ )/$!$#$ 1 ( )/ѵ 4.# +-*+ -/4#.#$./*-$'1'0 *-..*$/$1 1'0 0. $/#.$- / ..*$/$*).2$/#/# ( Ѷ 1 )/Ѷ '$ !Ѷ+ -.*)Ѷ/$1$/4Ѷ*-")$5/$*)*-$)./$/0/$*) that is significant to a community. 5.# +-*+ -/4#.#$./*-$'1'0 *-..*$/$1 1'0 0. $/4$ '.Ѷ*-#./# potential to yield, information that contributes to an understanding of a community or culture. 6.# +-*+ -/4#.#$./*-$'1'0 *-..*$/$1 1'0 0. $/ (*)./-/ .*- - !' /./# 2*-&*-$ .*!)-#$/ /Ѷ-/$./Ѷ0$' -Ѷ .$") -*-/# *-$./2#*$. significant to a community. 7.# +-*+ -/4#.*)/ 3/0'1'0 0. $/$.$(+*-/)/$) !$)$)"Ѷ($)/$)$)" or supporting the character of an area. 8.# +-*+ -/4#.*)/ 3/0'1'0 0. $/$.+#4.$''4Ѷ!0)/$*)''4Ѷ1$.0''4*- #$./*-$''4'$)& /*$/..0--*0)$)".ѵ 11 *1 -)( )/*!' -/Ѷ҂1'0/$)" $./*-$' .Ѹ'$"$$'$/4Ѷ$")$!$) ) )/ "-$/4Ѷ҃спрпѶ!Ѷу)шѵ Page 244 of 407 Project # LHC516 May 2025 8 9.# +-*+ -/4#.*)/ 3/0'1'0 0. $/$.')(-&ѵ11F 12 2.6 STATEMENT OF CULTURAL HERITAGE VALUE OR INTEREST !/# 1'0/$*)!$)./#//# -*+ -/4( /.)4*!/# -$/ -$!-*(O. Reg. 9/06 a Statement of Cultural Heritage Value or Interest (SCHVI) is prepared. The SCHVI follows guidance from the Ontario Heritage Tool Kit, Designating Heritage Properties and will $)'0 $)!*-(/$*)- ,0$- 4/# OHA and Ontario Regulation 385/21. 12 -*1$) *!)/-$*Ѷ҂)/-$* "0'/$*)шҝпхѷ-$/ -$!*- / -($)$)"0'/0-' -$/" '0 *- )/ - ./Ѷ҃'./ modified 1 January 2023, accessed 24 February 2025, https://www.ontario.ca/laws/regulation/060009. Page 245 of 407 Project # LHC516 May 2025 9 3 LEGISLATIVE AND POLICY CONTEXT 3.1 PROVINCIAL CONTEXT ))/-$*Ѷ0'/0-'# -$/" $. ./'$.# .(// -*!+-*1$)$'$)/ - ./$- /'4 /#-*0"#/# +-*1$.$*).*!/# Planning Act, -*1$)$''))$)"// ( )/12F 13, and the OHA. 0'/0-'# -$/" - .*0- .- ()" 0) --*1$)$'' "$.'/$*)Ѷ+*'$4Ѷ- "0'/$*).Ѷ )"0$ '$) .ѵ/# -+-*1$)$'' "$.'/$*)++'$ ./*0'/0-'# -$/" $)$- /'4*-$) specific cases. The )1$-*)( )/'.. ..( )//and )1$-*)( )/' Protection Act use a !$)$/$*)*!҂ )1$-*)( )/҃/#/$)'0 .0'/0-'# -$/" - .*0- .Ѷ)/# Funeral, Burial and - (/$*) -1$ ./addresses historic cemeteries and processes for $ )/$!4$)""-1 ./#/(4 +- #$./*-$*-#$./*-$ѵ# Greenbelt Act, &$" . *-$) *). -1/$*)/, and $"-.-+( )/'))$)") 1 '*+( )//enact +-*1$)$'+')./#/$)'0 $)/ )/$*).)+*'$4/*+-*/ /)ҝ*-*). -1 0'/0-' # -$/" ѵ# . 1-$*0./.)/# +*'$$ .)+').0) -/# . /.$)$/ -* .0++*-/!*-/# +-*/ /$*)*!0'/0-'# -$/" 4/# -*1$) . 3.1.1 PLANNING ACT, R.S.O. 1990, C. P.13 The Planning Act $./# +-$(-4*0( )/!*-(0)$$+')+-*1$)$'')0. +'))$)" $))/-$*)2.(*./- )/'4- 1$. *)31 March 2025. This Act sets the context for +-*1$)$'$)/ - ./$)# -$/" ѵ /.// .0) --/ җсѶҘѷ The Minister, the council of a municipality, a local board, a planning board and the 0)$$+'*-Ѷ$)--4$)"*0//# $-- .+*).$$'$/$ .0) -/#$./Ѷ.#''#1 - "-/*Ѷ(*)"*/# -(// -.Ѷ(// -.*!+-*1$)$'$)/ - ./.0#.ѹ/# *). -1/$*)of features of significant architectural, cultural, historical, archaeological or scientific interest.13F 14 /$'.*0/+-*1$)$'$)/ - ./.$/- '/ ./*')0. +'))$)") 1 '*+( )/$)/# +-*1$) - *0/'$) $)/# -*1$)$''))$)"// ( )/Ѷ which is used under the authority of Section 3. 13 The -*1$)$''))$)"// ( )/ came into force on 20 October 2024 and replaced the -*1$)$'*'$4 Statement and the Growth Plan for the Greater Golden Horseshoe. 14 -*1$) *!)/-$*, “Planning Act, R.S.O. 1990, c. P.13,҃ last - 1$. 31 March 2025, accessed 17 April 2025, https://www.ontario.ca/laws/statute/90p13, Part I (2, d). Page 246 of 407 Project # LHC516 May 2025 10 3.1.2 PROVINCIAL PLANNING STATEMENT The -*1$)$''))$)"// ( )/(PPS) +-*1$ .!0-/# -$- /$*)!*-(0)$$+'$/$ . - "-$)"+-*1$)$'- ,0$- ( )/.ѵ# PPS addresses cultural heritage in Section 4.6.14F 15 Section 4.6 of the PPS -/$0'/ .+-*1$)$'+*'$4- "-$)"0'/0-'# -$/" ) archaeology. The subsections state: 4.6.1. Protected heritage property, which may contain built heritage resources *-0'/0-'# -$/" ').+ .Ѷ.#'' *). -1 ѵ 4.6.2. Planning 0/#*-$/$ ..#'')*/+ -($/ 1 '*+( )/).$/ '/ -/$*)*) lands containing archaeological resources or areas of archaeological +*/ )/$'0)' ../# .$")$!$)/-# *'*"$'- .*0- .#1 ) *). -1 ѵ 4.6.3. Planning authorities shall not + -($/ 1 '*+( )/).$/ '/ -/$*)*) adjacent lands to protected heritage property unless the heritage //-$0/ .*!/# +-*/ / # -$/" +-*+ -/42$'' *). -1 ѵ 4.6.4. '))$)"0/#*-$/$ .- )*0-" /* 1 '*+)$(+' ( )/ѷ a)-# *'*"$'()" ( )/+').!*-*). -1$)"-# *'*"$' resources; and b)+-*/$1 ./-/ "$ .!*-*). -1$)".$")$!$)/0$'/# -$/" - .*0- . and cultural heritage landscapes. 4.6.5. Planning authorities shall engage early with Indigenous communities and ensure their interests are considered when identifying, protecting and managing archaeological resources, built heritage resources and cultural heritage landscapes.15F 16 )0. +'))$)" $.$*).( 4(0)$$+'$/$ .Ѷ+'))$)"*-.Ѷ/# -*1$) Ѷ*- *(($..$*)*-" )4*!/# "*1 -)( )/(0./ *).$./ )/2$/#/# PPS. The PPS (& . /# *).$ -/$*)*!0'/0-'# -$/" ,0'/*''*/# -*).$ -/$*).$)- '/$*)/* +'))$)") 1 '*+( )/2$/#$)/# +-*1$) ѵ A CHER (4 - ,0$- 4(0)$$+'$/4 in response to Section 4.6.1 and 4.6.3 of the PPS. The Property is Listed under Section 27 Part IV of the OHA and is therefore not considered a ‘Protected Heritage Property’ under the PPS. This CHER has been prepared to satisfy 15 -*1$) *!)/-$*Ѷ҂-*1$)$''))$)"// ( )/Ѷ҃/* -спсуѶ .. 17 April 2025, https://www.ontario.ca/files/2024-10/mmah-+-*1$)$'-planning-statement-en-2024-10-23.pdf. 16 -*1$) *!)/-$*Ѷ҂-*1$)$''))$)"// ( )/Ѷ҃счѵ Page 247 of 407 Project # LHC516 May 2025 11 cultural heritage planning measures implemented by the Town. 3.1.3 ONTARIO HERITAGE ACT, R.S.O. 1990, C. O.18 The OHA җ- 1$. *)у ( -спсуҘ )' ./# +-*1$)$'"*1 -)( )/) (0)$$+'$/$ .2$/#+*2 -./**). -1 Ѷ+-*/ /Ѷ)+- . -1 /# # -$/" *!)/-$*ѵ# OHA "$1 .(0)$$+'$/$ .+*2 -/*$ )/$!4)*). -1 $)$1$0'+-*+ -/$ .Ѷ$./-$/.Ѷ*- ').+ .*!0'/0-'# -$/" 1'0 *-$)/ - ./ѵ16F 17 /'.*- ,0$- .(0)$$+'$/$ ./*& + - "$./ -*!+-*+ -/$ .$)/# (0)$$+'$/4/#/- *!0'/0-'# -$/" 1'0 *-$)/ - ./ (Municipal Heritage Register). There are two types of heritage properties under the OHA, Designated properties and Listed properties. Conditions surrounding Listed properties are - ' 1)//*/#$.CHER. Properties can be Listed on a Municipal Heritage Register. Listing applies to real property. The original OHA – from 1975 to 2005 – only allowed Designated properties to be included on a Municipal Heritage Register. In 2005 the OHA was amended to allow Listed or non- designated properties to be added. This allowed any property that municipal council '$ 1 /*#1 0'/0-'# -$/" 1'0 *-$)/ - .//* .Listed property. On 1 January 2023 amendments to the OHA - ,0$- Listed property to meet at least one of the criteria from O. Reg. 9/06 before the property can be included on the Municipal -$/" "$./ -ѵ# . ( )( )/.'.*- ,0$- (0)$$+'$/4/*Designate the +-*+ -/40) - /$*)сш*-- (*1 $/!-*(/# 0)$$+' -$/" "$./ -2$/#$) period of two years of listing, or by 1 January 2025 for properties on the Register on 31 December 2022. In 2024 this was extended to 1 January 2027. -*+ -/4*2) -.- ''*2 /*(& #)" ./*Listed property—generally—without obtaining written consent from Municipal Council with one exception. Section 27(9) prohibits an owner of a Listed +-*+ -/4!-*( (*'$.#$)"*-- (*1$)"0$'$)"*- ./-0/0- *-+ -($//$)"/# - (*1'*- (*'$/$*)*!0$'$)"*-./-0/0- !-*(/# +-*+ -/40)' ../# 4"$1 (0)$$+'*0)$'/' ./хп4.ҁ)*/$ $)2-$/$)"*!/# $- intention to demolish or - (*1 *- + -($//# (*'$/$*)*-- (*1'*!0$'$)"*- structure from the property. The municipality has until 1 January 2027 to decide whether to Designate currently Listed properties under Section 29 of the OHA *-/*- (*1 /# (!-*(/# 0)$$+' -$/" Register. Designation 2*0'- ,0$- /# (0)$$+'$/4/* (*)./-/ /#//# -*+ -/4 meets at least two criteria from O. Reg. 9/06. 17 -*1$) *!)/-$*Ѷ҂)/-$* -$/" /Ѷѵѵѵршш0, c. O.18.,҃ './- 1$. у ( -спсуѶ17 March 2025, https://www.ontario.ca/laws/statute/90o18. Page 248 of 407 Project # LHC516 May 2025 12 3.2 LOCAL CONTEXT 3.2.1 YORK REGION OFFICIAL PLAN (2022, CONSOLIDATED JUNE 2024) The *-& "$*)Ȃ$$'') (YROP) was adopted by Regional Council in June 2022, ++-*1 4/# $)$./ -*!0)$$+'Ȃ$-.) *0.$)"$)*1 ( -спссѶ) consolidated in June 2024. In general, the management of cultural heritage resources is the responsibility of local area municipalities. On 1 July 2024, the YROP became the responsibility of the local municipalities.17F 18 3.2.2 TOWN OF AURORA OFFICIAL PLAN (JANUARY 2024) The *2)*!0-*-Ȃ$$'') (OP) was adopted by Council in January 2024. Among the fundamental principles of the OP is to: *). -1ҙ Қ0'/0-' -$/" .*0- .- *+-*(*/ /# *). -1/$*)) enhancement of Aurora’s cultural heritage resources. Cultural heritage resources, whether they are buildings, monuments, landscapes, archeological sites, or districts, tell the story *!*((0)$/4ҁ. 1*'0/$*))+-*1$ $(+*-/)/1$.0' - ($) -./#/)# '+/* !$) . ). *!+' ѵ#$.'). &./* ).0- /#/ 0-*-ҁ.0'/0-'# -$/" - .*0- .- *). -1 ) )#) /*/# long term benefit of the community.18F 19 Policies pertaining to heritage planning are in Section 14 of the OP, which establishes the !*''*2$)"*% /$1 .: 1.*). -1 ) )#) - *")$5 0'/0-'# -$/" - .*0- .*!/# *2)for the enjoyment of existing and future generations; 2.- . -1 Ѷ- ./*- )- #$'$// ./-0/0- .Ѷ0$'$)".*-.$/ . ( /*#1 significant historic, archaeological, architectural or cultural significance and, +- . -1 0'/0-'# -$/" ').+ .Ѹ$)'0$)".$")$!$)/+0'$1$ 2.Ѹ)Ѷ 3.-*(*/ +0'$2- ) ..*!0-*-ҁ.0'/0-'# -$/" )$)1*'1 /# +0'$ $)# -$/" - .*0- $.$*).Ȃ /$)"/# (0)$$+'$/4ѵ19F 20 ' 1)/+*'$$ .!-*( /$*)ру- $)Table 1. 18 *-& "$*)Ѷ҂*-& "$*)Ȃ$$'')Ѷ҃'./*).*'$/ 0) спсуѶ .. рх+-$'спсфѶ #//+.ѷҝҝ222ѵ4*-&ѵҝ4*-&-region/regional-*Ȃ$$'-plan. 19 *2)*!0-*-Ѷ҂*2)*!0-*-Ȃ$$'')Ѷ҃'.*).*'$/ )0-4спсуѶ .. рх+-$'спсфѶ https://www.aurora.ca/en/your-"*1 -)( )/ҝ- .*0- .ҝ 1 '*+( )/-planning/Combined-OP_Jan-19-2024--- Clean_Version.pdf, 7. 20 *2)*!0-*-Ѷ҂*2)*!0-*-Ȃ$$'')Ѷ҃рфшѵ Page 249 of 407 Project # LHC516 May 2025 13 Table 1 ѵ ' 1)/*'$$ .!-*(/# OȂ$$'Plan20F 21 Policy # Policy 14.3.f) # *2)2$''"$1 $(( $/ *).$ -/$*)/* the designation of any heritage resource under the Ontario Heritage Act if that resource is threatened with demolition, significant alterations or other potentially 1 -. $(+/.ѵ 14.3.i) -$/" - .*0- .2$'' +-*/ / )*). -1 $)*-) 2$/# the /)-.)0$ '$) .!*-/# *). -1/$*)*! $./*-$' .$))Ѷ the Appleton Charter for the Protection and Enhancement of the Built )1$-*)( )/)*/# -- *")$5 # -$/" +-*/**'.)./)-.ѵ 21 *2)*!0-*-Ѷ҂*2)*!0-*-Ȃ$$'')Ѷ҃рхт-164. Page 250 of 407 Project # LHC516 May 2025 14 4 HISTORIC CONTEXT 4.1 PRE-CONTACT HISTORIC CONTEXT The pre-European contact (pre-*)//Ҙ#$./*-4*!/#$.- $.'*)")$1 -. ѵ -# *'*"$./." ) -''4$1$ /# #-*)*'*"4*!+- -European contact land use in Southern Ontario into three primary periods based on characteristics of settlement patterns and material culture: Paleo, Archaic, and Woodland. Southern Ontario became open to settlement following the final retreat of the Laurentide # /Ѷ2#$##*1 - (0#*!/# - / & .- 0)/$'++-*3$(/ '4рсѶпппѵѵ The earliest human occupation of Southern Ontario dates to 11,000 B.P. During this -# *'*"$'+ -$*Ѷ&)*2)./# Paleo period (9500-8000 BCE), the climate was similar to the modern sub--/$Ѹ)1 " //$*)2.*($)/ 4.+-0 )+$) !*- ./.ѵ# $)$/$'*0+)/.*!/# +-*1$) Ѷ$./$)/$1 $)/# -# *'*"$'- *rd for their stone tool assemblage, were nomadic big-game hunters (i.e., caribou, mastodon, and (((*/#Ҙ'$1$)"$).(''"-*0+.)/-1 ''$)"*1 -1./- .*!')Ѷ+*..$'4($"-/$)" #0)- .*!&$'*( / -.$).$)"' 4 -ѵ21F 22 During the Archaic archaeological period (8000-1000 BCE) the occupants of southern )/-$**)/$)0 /* ($"-/*-4$))/0- Ѷ'/#*0"#'$1$)"$)'-" -"-*0+.) transitioning towards a preference for smaller territories of land – possibly remaining within specific watersheds. The stone tool assemblage was refined during this period and grew to include polished or ground stone tool technologies.22F 23 The Woodland period in southern Ontario (1000 BCE–рхфпҘ- +- . )/.(-& change in subsistence patterns, burial customs and tool technologies, as well as the $)/-*0/$*)*!+*// -4(&$)"ѵ# **')+ -$*$..0-$1$ $)/*/# -'4 Woodland (1000–400 BCE), Middle Woodland (400 BCE–CE 500) and Late Woodland (500- 1650 CE). During the Early and Middle Woodland, communities grew in size and were *-")$5 /)' 1 'ѵ0.$./ ) +// -).*)/$)0 /* !*0. *)!*-"$)") hunting. There $. 1$ ) !*-$)$+$ )/#*-/$0'/0- $)/# $' **').2 ''./# 1 '*+( )/*!'*)"-$./) /- ) /2*-&.ѵ# / **')+ -$*җѵфпп-1650 Ҙ$.(-& 4/# ./'$.#( )/*!'-" -1$''" .$/ .Ѷ.*( /$( .*)/$)$)"*5 ).*! 22 Ellis, C. and Deller, D.B. “Paleo- )$).Ѷ҃$)# -# *'*"4*!*0/# -))/-$*/*ѵѵрхфпѶ ѵ#-$./*+# - Ellis and Neal Ferris (London, ON: Ontario Archaeological Society, London Chapter, 1990). 23 *-*)/* "$*)*). -1/$*)0/#*-$/4ѵ҂#+/ -тѷ$-.//$*).Ѷ҃$)- )$)"0-/ -.# .ѷ 1$/'$5/$*) /-/ "$ .!*-/*$*& )$($*- &.ѵ+- +- 4/# *-*)/* "$*)*). -1/$*)0/#*-$/4җ*-*)/*Ѷ ON, 2001); Watson, G., ҂- #$./*-$ *+' .*!/# $ 0/ -24Ѷ҃$)-# *'*"$' $./*-$'4(+*.$0(ѷ October 2-3, 1982, Rideau Ferry, Ontario, edited by F.C.L. Wyght, pp. 24–55. Lombardy, Ontario. Page 251 of 407 Project # LHC516 May 2025 15 longhouses and fortified with palisade walls. Agriculture increased during this period, as did regional warfare.23F 24 It should be noted that historical documentation related to the locati*))(*1 ( )/*! Indigenous peoples in present-day Southern Ontario is based on the documentary record of the experiences and biases of early European explorers, traders, and settlers. This record +-*1$ .*)'4-$ !*0)/*!/# '*)")1-$ *0+tion and use of the area by 1-$*0. )$" )*0."-*0+.&)*2)Ѷ/#-*0"#*-'#$./*-$ .)/# -# *'*"$'- *-Ѷ/* #1 )#$"#'4(*$' *1 -1.// --$/*-$ .2#$#/-). )+- 1$'$)"(* -) understandings of geographical boundaries. 4.2 TORONTO PURCHASE (TREATY 13) )/# рцчп.Ѷ/# -*2)2$.# /*. 0- *((0)$/$*)).0++'4'$) '*)" & Ontario from Kingston to Niagara. Superintendent General of the Indian Department, Sir *#)*#)./*)Ѷ( /2$/#/# $..$..0".*!/# - $/$)рцчц)+0-+*-/ '4,0$-ed lands as part of the Toronto Purchase. The legitimacy of the original agreement was ,0 ./$*) )2# )/# ')2..0-1 4 $)рцчч/# $..$..0"*++*. /# boundaries.24F 25 By this time much of the land had already been granted to settlers. #$./- /42.&)*2)./# *-*)/*0-#. - /4җ- /4*ѵртҘѵ# - /4ҁ.' "'$/4 2.,0 ./$*) $)рцшу2# )*#)-1 .$(* - ,0 ./ - 1$ 2ѵ25F 26 General *-# ./ -- 1$ 2 /# *0( )/.)- +'$ /*$(* 2$/#/# !*''*2$)"ѷ ѹ')җ*+4*!2#$# '$ 1 2."$1 )/*4*0Ҙ#. )!*0)$)/# 0-1 4*- ) -'ҁ.!!$ Ѷ/*2#$#$.//# ')& Ѷ2$/#/# )( .*- 1$ .*! three Chiefs of the Mississauga Nation, on separate pieces of paper annexed thereto, and witn .. 4-ѵ*''$).Ѷ-ѵ*// Ѷ0-1 4*-Ѷ.$) Ѷ)-ѵ $) .Ѷ )$) )/ -+- / -Ѷ0/)*/ $)"!$'' 0+Ѷ$.*!)*1'$$/4Ѷ*-(4 applied to all the Land they possess; no Fraud has been committed or seems to #1 )$)/ ) ѵ /#.Ѷ#*2 1 -Ѷ)*($..$*)2#$#2$''. /.$ /# 2#*' transaction, and throw us entirely on the good faith of the Indians for just so much Land as they are willing to allow, and what may be further necessary must be 24 &.*), L., ҂2.*)- &ѷ)-'4**')$/ $)*0/#- )/-')/-$*Ѷ҃)/-$*-# *'*"4ттѷрс–32; -& -Ѷ ѵѵѵ# $/5" -'$/ ѷ*)-Meadowood Early Woodland Site in Southwestern Ontario. Canadian Journal of Archaeology 21(2):121–148Ѹ*-*)/* "$*)*). -1/$*)0/#*-$/4ѵ҂#+/ -тѷ$-.//$*).ѵ҃ 25 Mississaugas of the Credit First Nation, “The Toronto Purchase Treaty No. 13 (1805),҃2020, accessed 16 April 2025, https://mncfn.ca/the-toronto-purchase-treaty-no-13-1805/. 26 Bellegarde, D., “Indian Claims Commission - $..$..0".*!/# 2- $/$-.//$*) ),0$-4*-*)/* Purchase Claim,҃сппт, accessed 16 April 2025, https://publications.gc.ca/collections/collection_2007/icc- cri/RC21-1-9-2E.pdf, 250. Page 252 of 407 Project # LHC516 May 2025 16 purchased anew, but it will be best not to press that matter or show any anxiety about it.26F 27 On 1 August 1805, the Crown purchased 250,830 acres of land for the sum of 10 shillings 2#$' /# $..$..0"- . -1 !*-/# (. '1 ./# -$"#//* 3'0.$1 '4!$.#*)/*$*& - &ѵ27F 28 4.3 SURVEY AND EUROPEAN SETTLEMENT OF KING TOWNSHIP AND WHITCHURCH TOWNSHIP )рцччѶ/# *1 -)( )/*!/# -*1$) *!0 ")- /$)"($)$./-/$1 $./-$/. )*0)/$ .ѵ*0-$./-$/.2 - - / 2 ./*!/# //2$1 -'' 0) )0-"Ѷ &' )0-"Ѷ..0) .. ѵ )рцшсѶ/# $./-$/.2 - - )( ./ -)Ѷ$'nd, Home and Western. In 1792, Lieutenant-*1 -)*-$(* $1$ ++ -)$)/*рш counties. T# *0)/4*!*-&2.created as part of the Home District on 16 July 1792ѵ*-& . -1 as a territorial unit and ' /*-'$1$.$*) and had its own militia.28F 29 The portion of the County containing $)"*2).#$+)#$/#0-#*2).#$+2..0-1 4 "$))$)" in 1800 by John Stegmann. $/$*)'.0-1 4.*!$)"*2).#$+*0-- $)рчтх-1838, рчфсѶ)рчфшѸ))$/$*)'.0-1 4!*-c*) ..$*). $"#/))$) җ/ 0)&)*2)Ҙ )- 1$. .0-1 4$)рчхш2 - +- +- !*-#$/#0-#*2).#$+ѵ29F 30 Settlement began around 1797 in King Township and around 1795 in Whitchurch Township.30F 31 Early settlers in both Townships included United Empire Loyalists and French Royalist emigrants .2 ''.- '$"$*0."-*0+.$)'0$)"0& -.Ѷ ))*)$/ .Ѷ)0)& -.. There were few transportation routes in King Township and Whitchurch Township in the early 19th century, and Euro-Canadian settlement was slow.31F 32 $)"*2).#$+)#$/#0-#*2).#$+#1-$ ').+ *(+*. *!/# & $" .*-$) Ѹ-$1 -.Ѷ$)'0$)"/# ./ 0( -$1 -$)$)")/# *)Ѷ*0" Ѷ) *'')$1 -.$)#$/#0-#Ѹ)'& .ѵ-$ .*$'*)$/$*).2 - '.*+- . )/Ѷ/#*0gh land in both Townships was generally well adapted for agricultural use. Grain farming and 27 Bellegarde, D. “Indian Claims Commission - $..$..0".*!/# 2- $/$-.//$*) ),0$-4*-*)/* 0-#. '$(ѵ҃сфпѵ 28 Bellegarde, D. “Indian Claims Commission - $..$..0".*!/# 2- $/$-.//$*) ),0$-4*-*)/* 0-#. '$(ѵ҃сфпѵ 29 Mitchell, J., “The Settlement of York County,” Toronto, ON: Charters Publishing, 1950. 30 '0- $''#(ѶѵѶ҂-'4 //' ( )/*!$)"*2).#$+Ѷ)/-$*Ѷ҃0'$.# 40/#*-Ѷ$)"$/4ѶѵршцфѶ #//+.ѷҝҝ$"$/'*'' /$*).ѵ0'"-4ѵҝ-#$1 ҝ-'4-settlements-of-King-Township--Ontario- 2R3BF1FJI1ASO.htmlѸ*#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".Ѷ҃0-*- )/ ))$'*(($// Ѷрш72. https://digitalcollections.ucalgary.ca/asset-management/2R3BF1ODFPN9L?&WS=SearchResults&Flat=FP. 31 Johnston, J. “Aurora: Its Early Beginnings.҃ 32 '0- $''#(ѶѵѶ҂-'4 //' ( )/*!$)"*2).#$+Ѷ)/-$*Ѷ҃Ѹ*#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ Page 253 of 407 Project # LHC516 May 2025 17 !*- ./-4ҝ'*""$)"2 - /# +-$(-4 *)*($-$1 -.$)*/#Townships.32F 33 /*&-raising was more common in King Township.33F 34 Settlement of both Townships through the mid-19th century generally occurred at roadway intersections, which allowed for ease of access to transportation routes, or alongside -$1 -. and streams, which allowed for the operation of mills.34F 35 King Township and Whitchurch *2).#$+- #+*+0'/$*).*!сѶхсф)тѶчтхѶ- .+ /$1 '4Ѷ4рчу9. By this time, King had eight grist, )/2 '1 .2($''.)#$/#0-##!*0-"-$./)/#$-/ ).2 mills.35F 36 --$1'*!/# ‘Ontario, Simcoe, and Huron Railway’ (OS&H) in 1853 further ./$(0'/ *)*($ 1 '*+( )/Ѷ+-$(-$'4$)King City, King Township and Aurora, in King and Whitchurch Townships, where stations were built.36F 37 During the mid- to late-19th century, King and Whitchurch Townships remained primarily rural, agricultural land. Larger commercial and industrial centres in King Township included Aurora, Kettleby, King City, Lloyd Town, Nobleton, and Schomberg; and in Whitchurch Township, Aurora, Ne2(-& /Ѷ)/*0Ȃ1$'' 2 - /# (%*- )/- .ѵ4рчцр King Township had a population of 7,482 and Whitchurch Township had a population of 5,014.37F 38 2*$/$*)'-$'24.Ѷ/# *-*)/*)$+$..$)"җ*+ ) рчцрҘ) & Simcoe Junction (a branch of the Toronto and Nipissing, opened 1877) stationed at /*0Ȃ1$'' $)#$/#0-#*2).#$+ѵ38F 39 The population of both Townships declined through the latter part of the 19th, and early part of the 20th centur$ .ѵ#$.2.'$& '40. Ѷ$)+-/Ѷ44*0)" -+ *+' (*1$)"/* '-" -$/$ .!*-$(+-*1 '$1$)"*)$/$*).)%*+-*.+ /.ѵ39F 40 )ршцпѶ$''рпс )/$/' Ҁ)//*./'$.#/# "$*)'0)$$+'$/4*!*-&ҁ2.*+/ and it came into force on 1 January 1971. Nine local area municipalities were created, $)'0$)"/# *2)*!0-*-Ѷ*2)*! 2(-& /Ѷ*2)*!#$/#0-#/*0Ȃ1$'' Ѷ) Township of King.40F 41 33 '0- $''#(ѶѵѶ҂-'4 //' ( )/*!$)"*2).#$+Ѷ)/-$*Ѷ҃Ѹ*#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 34 '0- $''#(ѶѵѶ҂-'4 //' ( )/*!$)"*2).#$+Ѷ)/-$*ѵ҃ 35 McClure Gillham, E., “Early Settlement of King Township, Ontario. 36 ($/#Ѷѵ ѵѶ҂($/#ҁ.)$)5 // -Ѷ҃0'$.# 4 )-4*2. ''Ѷ*-*)/*Ѷѵрчушѵ #//+.ѷҝҝ222ѵ)$)ѵҝ1$ 2ҝ**$#(ѵушчхрҝх. 37 *-*)/*$'24 $./*-$'..*$/$*)Ѷ҂*-/# -)$'24*!)Ѷ҃)ѵѵѶ .. рф+-$'спсфѶ https://www.trha.ca/trha/history/railways/northern-railway-of-canada/. 38 0'1)4ѶѵѵѶ҂History of Toronto and C*0)/4*!*-&Ѷ)/-$*Ѷ҃ѵ'& //*$).*)Ѷ*-*)/*Ѷѵрччфѵ 39 1'' ѶѵѶ҂--*20" $'24.*!)Ѷ҃Fitzhenry & WhitesideѶ-&#(Ѷѵсппфѵ 40 McClure Gillham, E., “Early Settlement of King Township, Ontario. 41 Ontario, “фп# "$*)'0)$$+'$/4*!*-&/ѶршцпѶѿ)/-$*ѷ))0'//0/ .ѷ*'ѵршцпѶ-/$' фсѵ #//+.ѷҝҝ$"$/'*((*).ѵ*."** ѵ4*-&0ѵҝ*)/-$*Ҕ.//0/ .ҝ1*'ршцпҝ$..рҝфс. Page 254 of 407 Project # LHC516 May 2025 18 4.4 TOWN OF AURORA HISTORY Euro-Canadian settlement of what would become Aurora began around 1795, when the first settler, whose name is 0)&)*2)Ѷ0$'/#*0. ) -/# *-) -*!*)" /- /) Catherine Street on Concession 1 Lot 81 in Whitchurch Township. #*-/'4/# - ȅ -$n 1797, Concession 1 Lot 81 and Lot 82 in King Township 2 - ,0$- 4#*(.#$''$+. )$''$(' '')Ѷ- .+ /$1 '4Ѹ)*) ..$*)р */цч) */цш$)#$/#0-# *2).#$+2 - ,0$- 4- -$($/#)#-' ./# -.Ѷ- .+ /$1 '4ѵ41F 42 By 1804, Crown Patents for Concession 1 Lot 76, Lot 77, Lot 79, and Lot 83 in King Township; and Concession 1 Lot 82 and Lot 83 in Whitchurch Township had been issued. It was around this time that a hamlet – !$-./&)*2).Ҁ# ''ҁ.*-) -.’ – formed at the corner of Yonge Street and Wellington Street.42F 43 # #(' /2.)( ȅ -$#-# ''Ѷ/# first merchant in the area who operated a general store and trading centre at this intersection. # *)"*$)". //' ( )/) 1 '*+( )/*!# ''ҁ.*-) -.2..'*2ѵ.$ !-*(/# *)./-0/$*)*! /#*$./#0-#$)рчрч)/# *+ )$)"*!+*./*Ȃ$ $)рчусѶ! 2 */# -#)" ./**&+' Ѹ/# - - ($) +-$(-$'4!-(')ѵ43F 44 By 1843, Richard Machell owned three of four corners surrounding the intersection of Yonge Street and Wellington Street (all but the northeast corner)44F 45, and Charles Doan – the postmaster – 0$'/./*- җ*!0)&)*2)+0-+*. Ҙ)#*0. ѵThe population of Machell’s Corners reached approximately 100 by 1851.45F 46 On 1 January 1854, the hamlet was renamed ‘Aurora’ ȅ -/# - &"* ..*!/# 2)ѵ46F 47 Upper Canada’s first railway, the OS&H, was completed in 1853 and a station was built in Aurora. The OS&H connected Aurora with the City of Toronto, opening an important shipping route for merchants and farmers.47F 48 By 15 June 1853 the OS&H reached Bradford (Gwillimbuy West Township, Simcoe County) and by 1 January 1855 it reached Collingwood (Nottawasaga Township, Simcoe County). To support the railway, freight sheds, coal yards, and lumberyards, in addition to hotels, 2 - 1 '*+ ) -/# 0-*- station.48F 49 42 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 43 '0- $''#(ѶѵѶ҂-'4 //' ( )/*!$)"*2).#$+Ѷ)/-$*Ѷ҃Ѹ*#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 44 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 45 *2)*!0-*-Ѷ҂ 0-*-ѷ $./*-$0-*-0.$) ..2) -.Ѷ҃)ѵѵѶ .. рх+-$'спсфѶ https://www.aurora.ca/en/business-and- 1 '*+( )/ҝ$)-aurora.aspx#Richard-Machell-1793-1868-. 46 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 47 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 48 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 49 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ Page 255 of 407 Project # LHC516 May 2025 19 Aurora became an industrial centre during the mid-19th century. Among the notable 0.$) .. .2 - /# ' 0-4 (+' ( )/*-&.ҝ' 0-4"-$0'/0-'*-&.Ѷ''4ҁ..# -4Ѷ -*$ ҁ.**+ -" Ѷ1$'' ҁ.)) -4Ѷ(+ ''о*).*+ (& -.Ѷ$'&$).*)ҁ.*0)-4Ѷ -2$)ҁ.$''Ѷ)'2$)ҁ.$''ѵ0-*-'.*#--$" (& -.Ѷ.#* (& -Ѷnd a sash, **-Ѷ'$))!'*0--- '(& -4рчхпѵIn addition to the growing industrial sector, agriculture remained important to the hamlet’s economy.49F 50 0-*-2.$)*-+*-/ .1$''" $)рчхт with a population of 700ѵ#-' .*). -1 ./# !$-./- 1 Ѷ)/# *0)$'*-.2 - * -/*4Ѷ* -" ѵ/ 1 ).*)Ѷ#-' .*-& җ' -&ҘѶ /#.#/*)Ѷ)( . *''$4ѵ# 1$''" $)'0 /# ./#'1 .*!'*/.цч /#-*0"#чт$)/# !$-./*) ..$*)*!$)"*2).#$+)/# 2 ./#'1 s of lots 78 through 83 in the first concession of Whitchurch Township. The intersection of Yonge Street and ''$)"/*)/- /- ($) /# )/- *!*(( -$' 1 '*+( )/$)/# 1$''" Ѷ2$/# - .$ )/$' 1 '*+( )/.0--*0)$)"/# *- .50F 51 Aurora reached a population of 1,132 by 1871 and 1,540 by 1881. In 1888, Aurora was incorporated as a town. ѵѵ0/# -!*-2. ' / (4*-Ѷ)- 20' 2.- 1 Ѷ) C.C. Robinson was deputy-- 1 ѵ# *0)$'*-.2 - ѵѵ' 0-4Ѷѵ *Ѷѵѵ $#-.*)Ѷѵѵ// -.*)Ѷѵѵ1$.Ѷѵѵ '*4Ѷѵѵ0 --$ Ѷѵѵ '*4Ѷ) ѵѵ ''.ѵ The population reached 1,922 by 1891, and commercial growth remained steady. In 1899, Aurora was connected to the City of Toronto by the Metropolitan Street Railway and the !$-./0/*(*$' .--$1 $)/# /*2)ѵ51F 52 The population of Aurora declined to 1,561 by 1901 as industries began to close and young people migrated towards larger cities. In the early 20th century, a small industrial boom *0-- ' $)"/*(/#$)" 3+).$*)*!'*'.0$1$.$*).ѵ# +*+0'/$*)- # сѶспф4ршср)сѶцсх4ршурѵ/ 4"-*2/#+- 1$' ȅ -/# 2-ѵ# +*+0'/$*) reached 3,356 by 1951, 3,988 by 1957, and just under 10,000 by 1963.52F 53 In 1971, Aurora ( +-/*!/# ) 2'4!*-( "$*)'0)$$+'$/4*!*-&ѵ53F 54 4.5 PROPERTY HISTORY The Property is located on part Concession 1 Lot 79 in the historic Township of Whitchurch. It comprises part Lot 162, Registered Plan 246. 50 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 51 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 52 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 53 *#)./*)Ѷѵ҂0-*-ѷ /.-'4 "$))$)".ѵ҃ 54 McClure Gillham, E., “Early Settlement of King Township, Ontario.҃ Page 256 of 407 Project # LHC516 May 2025 20 4.5.1 LOT 1 CONCESSION 79 The Crown Patent for Lot 1 Concession 79 in Whitchurch Township – a 190-acre lot – was issued to Charles Fathers on 10 February 1797.54F 55 On 27 February 1799, Fathers sold all 190 - ./*$''$( &.ѵ55F 56 &.*2) /# '*/0)/$'тп/* -рчпс2# )# .*'$//* Thomas Forfar et al.56F 57 Despite Forfar’s ownership, a map from 1802 continues to identify Fathers as the owner of the lot (Figure 3). Forfar then sold the lot to Colin Drummond on 29 October 1806.57F 58 On 17 July 1817, Drummond sold the 190-acre lot to William Wells for 800 җ0)$ )/$!$ 0-- )4Ҙ)+-*1$ ''.2$/#рѶупп(*-/"" җ0)$ )/$!$ currency).58F 59 Wells, along with his son Jacob who is also identified as a grantor in land registry abstracts, sold numerous sections of the lot during his ownership beginning in 1827. The size of partitioned lots sold by Wells ranged from 60-acres to ¼-acre. Notable sections of land sold by Wells include a 60-acre parcel sold to Job Wells on 16 March 1827 and a 30-acre parcel sold to James Lloyd on 2 January 1828.59F 60 # .' *!/# . '*/.$1$ *) ..$*)р */цш into distinct sides. The west side, which remained primarily owned by Wells, comprised 100-acres to the east of Yonge Street, and the east side comprised the remaining 90-acres. -$ !#$./*-4*!/# -*+ -/4+- +- 4,0 '$) /0-/$)спру- ! - ) .!($'4 history – Wells of Wantage – identifying that the original farmhouse on the Wells property burned down around 1832 and that Jacob Wells built a new house. The history recounts that the house built by Jacob Wells is the current house on the Property.60F 61 A photograph from the family history displays a building with similar form and massing characteristics to the existing house, notably a *1 - +*-#*- enclosed one storey wing on the east side of the #*0. ҁ..*0/# ./ ' 1/$*)җFigure 3). * )/- "' + &$.1$.$' $)/# $(" ѵ # $1$.$*)*!Concession 1 Lot 79 is depicted on an 1860 map showing Aurora. Jacob Wells (William Wells’ son) is depicted as the owner of most of the west part of the lot. Three 0$'$)".- +$/ *) ''.ҁ+-*+ -/4Ѷ$)'0$)"2*-&.#*+ѵThe northwest corner of /# '*/$. +$/ 0) -. +-/ *2) -.#$+Ѷ). 1 -'$)$1$0'0$'$)".- +$/ along Yonge Street. In addition, the Northern Railway (Ontario, Simcoe, and Huron 55 *-& "$*) ) "$./-4Ȃ$ җ хфҘѶ҂ җхфҘѶ Ѹ ѸѶ**& 231; CONCESSION 1; LOT 71 TO 86Ѷ҃)ѵѵѶ .. +-$'ш, 2025, #//+.ѷҝҝ222ѵ*)')ѵҝ0$ҝхфҝ**&.ҝцсручҝ1$ 2 -ҝтрчшфпуѼ+" ۙр, Instrument No. Patent. 56 хфѶ**&стрѶ )./-0( )/*ѵфшѵ 57 хфѶ**&стрѶ )./-0( )/*ѵтпрѵ 58 хфѶ**&стрѶ )./-0( )/*ѵчцпѵ 59 хфѶ**&стрѶ )./-0( )/*ѵ3040; 5116. 60 хфѶ**&стрѶ )./-0( )/*ѵхрушѸттчшсѵ 61 /0-/Ѷѵ҂ч )) 4/- /./Ѷ0-*-ѷ*( */ .*) $./*-4Ѷ҃0"0./спруѶ+!!$' ѵ Page 257 of 407 Project # LHC516 May 2025 21 RailwayҘѶ-$1 24Ѷ)-$1 -ҝstream are depicted (Figure 4). The 1864 tax assessment roll for the Village of Aurora identifies Jacob Wells as the freeholder of ½-acre and Henry G. Wells61F 62 (Jacob’s son) as the freeholder of 82½-acres of Concession 1 Lot 79 on the east side of Yonge Street. The 82½-acre '*/2.1'0 /рѶччпѶ and Henry G. Wells’ occupation is listed as ‘yeoman’, suggesting that he was a farmer.62F 63 Land registry abstracts do not indicate that the land had been transferred to Henry G. Wells. The 1873 tax assessment roll for the Village of Aurora identified Jacob Wells and Henry Wells as the freeholders of 82-acres of Concession 1 Lot 79 on the east side of Yonge /- /ѵ# '*/2.1'0 /сѶухпѵ63F 64 # рчцу/3.. ..( )/-*''1'0 /# '*//сѶсфпѵ64F 65 William Wells’ will, which was entered in the land registry abstract index on 20 June 1828, transferred the property described as ‘100 ac. W. Part’ to Jacob Wells on 28 May 1878.65F 66 Tax assessment records and earlier bargain and sale instruments for the property suggest that the lot was not 100-acres at this point. Miles & Co.’s 1878 Historical Atlas of the County of *-&* .)*/ +$//# )( *!*2) -.*-/# 3/'*/$*)*!)40$'$)"*)/# 2 ./ part of Concession 1 Lot 79 (Figure 4). The 1882 tax assessment roll identified Jacob Wells and Henry Wells as the freeholders of 82-- .*!*) ..$*)р */цш*)/# ./.$ *!*)" /- /ѵ# '*/2.1'0 / 3,275.66F 67 Jacob Wells’ will, which was entered in the land registry abstract index on 4 September 1874, transferred the property described as ‘West ½’ to Henry G. Wells on 29 September 1887.67F 68 The 1888 tax assessment roll continues to list Henry G. Wells as the freeholder of 82-acres *!*) ..$*)р */цш*)/# ./.$ *!*)" /- /ѵ#$./3.. ..( )/$1$ /# Aurora – which was incorporated as a Town in 1888 – $)/*$Ȃ - )/2-.ѵ ''.ҁ+-*+ -/4 was partially in the centre and south wards. The part in the centre ward included 32-acres to the east of the railway and the part in the south ward included 50-acres to the east of *)" /- /ѵ*'' /$1 '4Ѷ/# '*/2.1'0 /фѶфппҗрѶ500 centre ward, 4,000 southward).68F 69 Wells’ retained ownership of his 82-- +-*+ -/4$)рччшѸ#*2 1 -Ѷ/# 62 Henry G. Wells was a councillor when Aurora was incorporated as a Town in 1888. 63 Family Search, “Aurora. Tax Assessment Records , Tax Collector's RollsѶ҃Film Number/Image Group Number: 008661907, #//+.ѷҝҝ222ѵ!($'4. -#ѵ*-"ҝ-&ѷҝхршптҝтѷрѷт -F3CK- х фѼ1$ 2ۙ$) 3о/$*)ۙ1$ 2оۙуртпппцо')"ۙ ), Page 12. 64 Family Search, “Aurora. Tax Assessment Records , Tax Collector's RollsѶ҃" фшѵ 65 Family Search, “Aurora. Tax Assessment Records , Tax Collector's RollsѶ҃" шпѵ 66 хфѶ**&стрѶ )./-0( )/*ѵсхрсѵ 67 Family Search, “Aurora. Tax Assessment Records , Tax Collector's RollsѶ҃" ррцѵ 68 хфѶ**&стрѶ )./-0( )/*ѵуцррѵ 69 Family Search, “Aurora. Tax Assessment Records , Tax Collector's RollsѶ҃" ртхѸрхфѵ Page 258 of 407 Project # LHC516 May 2025 22 1'0 *!/# '*/ - . /*тѶфтпҗрѶсчп )/- 2-ѶсѶсфп.*0/#2-Ҙѵ69F 70 # 1'0/$*) dropped to 3,280 in 1894 and to 2,725 in 1899.70F 71 It is unclear what caused the change in 1'0/$*)ѵ Henry G. Wells sold 93-- .*!*) ..$*)р */цш/*-)&/+' .*)р -0-4ршрп!*- $6,750.71F 72 Staples owned the lot until 1 April 1912 when he sold it to William B. O’Leary for $9,535.72F 73 O’Leary’s sold the lot to William G. Fischer and Walter Callis on 4 May 1912 for $10,535.73F 74 On 1 June 1912, Walter Callis sold 70¼-acres to Walter E. and Wilbert F. Pratt for $6,250.74F 75 The specific part of the lot that was sold is not identified in land registry abstracts. # ршрт!$- $).0-) +')җ- 1$. !-*(ршпуҘ.#*2./# #*0. /#/$.0-- )/'4*)/# Property. It is identified as a one-and-a-half storey .,0- 0$'$)"2$/# a frame structure. It has a one storey frame $/$*)*)/# ./.$ *!$/..*0/# ./ ' 1/$*)Ѷ*) ./*- 4 frame $/$*)*)/# .*0/#.$ *!$/.)*-/# ./ ' 1/$*)Ѷ)*) ./*-4//# .# on the southeast side of the northeast addition. A two-storey shed is located to the west of /# #*0. Ѹ#*2 1 -Ѷ$/$.0)' -$!$/$...*$/ed with the Property. A farming complex composed of a one-and-a-half to two storey barn, concrete silo, one storey icehouse, one two storey shed, and three one storey sheds were present to the south of the house. )) 4/- /./#)*/4 / ) 1 '*ped at the time (Figure 5). Topographic maps !-*(ршру)ршрц +$/*) !-( 0$'$)")*) -$&ҝ./*) 0$'$)"$)/# approximate location of the property (Figure 6). On 1 December 1919, Walter E. and Wilbert F. Pratt sold 33 acres west of the railway to $''$( *"&$).*)!*-ڦхѶтппѵ75F 76 )сс0"0./ршсрѶ *"&$).*).*'/# +-*+ -/4 described as ‘pt. S. Plan 1B 142’ x 200’ Rt of way’ to George Mair for $800.76F 77 This property description matches that of Lot 162 Registered Plan 146. The 1922 topographic map only depicts one building in the approximate location of the Property (Figure 6). 70 Family Search, “Aurora. Tax Assessment Records , Tax Collector's RollsѶ҃" рчтѸсртѵ 71 Family Search, “Aurora. Tax Assessment Records , Tax Collector's RollsѶ҃" тшфѸурр; 448; 464. 72 хфѶ**&стрѶ )./-0( )/*ѵшхпуѵ 73 хфѶ**&стрѶ )./-0( )/*ѵрпррчѵ 74 хфѶ**&стрѶ )./-0( )/*ѵрпрршѵ 75 хфѶ**&стрѶ )./-0( )/*ѵрпрхсѵ 76 хфѶ**&стрѶ )./-0( )/*ѵ5733. 77 хфѶ**&стрѶ )./-0( )/*ѵхспчѵ Page 259 of 407 Project # LHC516 May 2025 23 Figure 3. Undated Photograph of the Wells’ Farmhouse77F 78 4.5.2 LOTT 1622 REGISTEREDD PLANN 2466 Plan 246 was registered on 15 December 1933.78F 79 No major changes to the lot are depicted on a 1936 topographic map (Figure 6).On 30 March 1937, Alexander D. Bruce, Walter S. Murphy, Elena B. Murphy – executors of George Mair – granted the lot to George Mair’s wife, Ellen Mair.79F 80 Ellen Mair owned the Property until 10 May 1938, when she sold it to John and '$5 /#*!*-ڦрѶцпп)+-*1$ /# (2$/#ڦрѶцпп(*-/"" ѵ80F 81 *#)) '$5 /#*.0$1$ */рхс$)/*. 1 -'+- '.0-$)"/# $- ownership. On 23 January 1948, they granted the property described as ‘pt. Lot 161 & 163; 46’ front x 120’ Com. 46’ S. from S.E.L Lot 1 Plan 1B’ to Joseph and El1a Stephenson; on 10 March 1948, they granted /# +-*+ -/4 .-$ .Ҁ+/ѵ */рхрорхсѸухҁҙ$'' "$' Қx рппҁ*(ухҁҙ$'' "$' Қҁ/*( .ѵ*Ѹ*)6 April 1949, they granted the property described as ‘pt. Lot 161 &162; 46’ x 100’ Com. At S.E.L. Lot 1 Pl 1B’ to Howard O. and Mary Irene Stoutt; and on 28 April 1949, they granted the property described as ‘Pt. Lot 161 & 78 /0-/Ѷѵ҂ч )) 4/- /./Ѷ0-*-ѷ*( */ .*) $./*-4ѵ҃ 79 хфѶ**&стрѶ )./-0( )/*ѵ')сухѵ 80 *-& "$*) ) "$./-4Ȃ$ җ хфҘѶ҂YORK REGION (65)ѶѶ**&уфпѶ҃)ѵѵѶ .. +-$'ш, 2025, #//+.ѷҝҝ222ѵ*)')ѵҝ0$ҝхфҝ**&.ҝцруфчҝ1$ 2 -ҝрцчхштухѼ+" ۙр, Instrument No. 8137. 81 хфѶ**&уфпѶ )./-0( )/*ѵ')чсрсѸчсртѵ Page 260 of 407 Project # LHC516 May 2025 24 рхсѸуцҁрр҃!-*)/3рспҁ/*( .ѵ*ѵ81F 82 # -*+ -/4$)$/.+- . )/!*-(/**&.#+ !*''*2$)"/# .' *!/# . $)$1$0'+-/.*! */рхсѵ An air photo from 1954 shows a house and shed on the Property. The house is rectangular, has a side gable roof, and has a rear wing addition on the east side of its northwest ' 1/$*)җFigure 7). A fire insurance plan from 1960 identifies the house as a one-and-a- #'!./*- 4!-( 0$'$)"2$/#-$&1 ) -ѵ$) ршртѶ/# -$&1 ) -2. Ѷ/# )*-/# ./.$ 2$)"$/$*)2.- (*1 Ѷ)/# //# .# 2.- (*1 җFigure 5). /0-/ҁ.#$./*-4*!/# +-*+ -/4.0"" ././#//# -$&'$)"(4#1 ) during George Mair’s ownership (1921- 1937), and the porch was enclosed during the Dodds’ ownership (1938-1948).82F 83 An air photo from 1970 more clearly shows the house on /# -*+ -/4ѵ )/- "' )1 -)#- +- . )/*)$/..*0/# ./ ' 1/$*)җFigure 7). No major changes to the Property were made by 1978 (Figure 7). On 12 January 1982, the estate of Ida Dodd granted the Property to Charles C. and Donna D. Bergin.83F 84 On 20 May 1983, the property was granted to Timothy and Helen Hewlett, and on 2 September 1988, it was granted to Helen Mae Macmillan.84F 85 The shed to the east of the #*0. 2.- (*1 !-*(/# -*+ -/4Ѷ)) 2.# /*/# )*-/#*!/# +- 1$*0..# was built (Figure 7). The Property remained largely unchanged through the late 20th and early 21st centuries (Figure 7). 82 хфѶ**&уфпѶ )./-0( )/*ѵ')шцсрѸшцффѸрппрпѸрппттѵ 83 /0-/Ѷѵ҂ч )) 4/- /./Ѷ0-*-ѷ*( */ .*) $./*-4ѵ҃ 84 хфѶ**&уфпѶ )./-0( )/*ѵ')счхфррѵ 85 хфѶ**&уфпѶ )./-0( )/*ѵ')трххрпѸучррхрѵ Page 261 of 407 ƵůƚƵƌĂů,ĞƌŝƚĂŐĞǀĂůƵĂƟŽŶZĞƉŽƌƚ͕ ϴ<ĞŶŶĞĚǇ^ƚƌĞĞƚĂƐƚ͕dŽǁŶŽĨƵƌŽƌĂ͕KE WZK:d ϮϬϮϱͲϬϰͲϭϲzzzzͲDDͲ d/d> ϭϴϬϮ͕ϭϴϲϬĂŶĚϭϴϳϴ,ŝƐƚŽƌŝĐDĂƉƐ^ŚŽǁŝŶŐƚŚĞWƌŽƉĞƌƚǇ ϰ&/'hZη ^ƚĞůůĂƌ,ŽŵĞƐ/ŶĐ͘ >/Ed >,ϬϱϭϲWZK:dEK͘ Z&ZE;^Ϳ DŝůĞƐΘŽ͘ϭϴϳϴ͘tŚŝƚĐŚƵƌĐŚ͘^ĐĂůĞϲϬĐŚĂŝŶƐƚŽϭŝŶĐŚ͘͞dŚĞĂŶĂĚŝĂŶŽƵŶƚǇƚůĂƐŝŐŝƚĂůWƌŽũĞĐƚ͘͟ŝŐŝƟǌĞĚ ŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ф>/E<хŚƩƉƐ͗ͬͬĚŝŐŝƚĂů͘ůŝďƌĂƌǇ͘ŵĐŐŝůů͘ĐĂͬĐŽƵŶƚǇĂƚůĂƐͬ/ŵĂŐĞƐͬDĂƉƐͬdŽǁŶƐŚŝƉDĂƉƐͬǇŽƌͲ ŵͲǁŚŝƚĐŚƵƌĐŚ͘ũƉŐфͬ>/E<х ^ƚĞŐŵĂŶŶ͘ϭϴϬϮ͘tŚŝƚĐŚƵƌĐŚ͘^ĐĂůĞϰϬĐŚĂŝŶƐʹϭŝŶĐŚ͘ŝŐŝƟǌĞĚŵĂƉ͘ dƌĞŵĂŝŶĞ͕'͘Z͘ϭϴϲϬ͘dƌĞŵĂŝŶĞ͛ƐDĂƉŽĨƚŚĞŽƵŶƚǇŽĨzŽƌŬĂŶĂĚĂtĞƐƚ͘͞KŶƚĂƌŝŽ,ŝƐƚŽƌŝĐĂůŽƵŶƚǇDĂƉƐ͘͟ ŝŐŝƟǌĞĚŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ф>/E<хŚƩƉƐ͗ͬͬŵĂƉƐ͘ůŝďƌĂƌǇ͘ƵƚŽƌŽŶƚŽ͘ĐĂͬŚŐŝƐͬĐŽƵŶƚǇŵĂƉƐͬǇŽƌŬͬϬϬϬϱ͘ũƉŐфͬ >/E<х WŽƌƟŽŶƐŽĨƚŚŝƐĚŽĐƵŵĞŶƚŝŶĐůƵĚĞŝŶƚĞůůĞĐƚƵĂůƉƌŽƉĞƌƚǇŽĨƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐĂŶĚĂƌĞƵƐĞĚƵŶĚĞƌůŝĐĞŶƐĞ͘ ŽƉǇƌŝŐŚƚ;ĐͿƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐ͘ůůƌŝŐŚƚƐƌĞƐĞƌǀĞĚ͘ EKd;^Ϳϭ͘ůůůŽĐĂƟŽŶƐĂƌĞĂƉƉƌŽǆŝŵĂƚĞ͘ >ĞŐĞŶĚ 3URSHUW\ 0HWHUV kϭϴϳϴ 0HWHUV kϭϴϲϬ 0HWHUV kϭϴϬϮ Page 262 of 407 ƵůƚƵƌĂů,ĞƌŝƚĂŐĞǀĂůƵĂƟŽŶZĞƉŽƌƚ͕ ϴ<ĞŶŶĞĚǇ^ƚƌĞĞƚĂƐƚ͕dŽǁŶŽĨƵƌŽƌĂ͕KE WZK:d ϮϬϮϱͲϬϰͲϭϲzzzzͲDDͲ d/d> ϭϵϬϰZĞǀ͘ϭϵϭϯĂŶĚϭϵϲϬ&ŝƌĞ/ŶƐƵƌĂŶĐĞWůĂŶƐ^ŚŽǁŝŶŐƚŚĞWƌŽƉĞƌƚǇ ϱ&/'hZη ^ƚĞůůĂƌ,ŽŵĞƐ/ŶĐ͘ >/Ed >,ϬϱϭϲWZK:dEK͘ Z&ZE;^Ϳ 'ŽĂĚ͕ŚĂƐ͘͘ϭϵϬϰƌĞǀ͘ϭϵϭϯ͘ƵƌŽƌĂKŶƚ͘^ŚĞĞƚϲ͘^ĐĂůĞϭ͗ϲϬϬ͘ hŶĚĞƌǁƌŝƚĞƌƐ͛^ƵƌǀĞǇƵƌĞĂƵ͘ϭϵϲϬ͘ƵƌŽƌĂKŶƚ͘^ŚĞĞƚϵ͘ WŽƌƟŽŶƐŽĨƚŚŝƐĚŽĐƵŵĞŶƚŝŶĐůƵĚĞŝŶƚĞůůĞĐƚƵĂůƉƌŽƉĞƌƚǇŽĨƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐĂŶĚĂƌĞƵƐĞĚƵŶĚĞƌůŝĐĞŶƐĞ͘ ŽƉǇƌŝŐŚƚ;ĐͿƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐ͘ůůƌŝŐŚƚƐƌĞƐĞƌǀĞĚ͘ EKd;^Ϳϭ͘ůůůŽĐĂƟŽŶƐĂƌĞĂƉƉƌŽǆŝŵĂƚĞ͘ >ĞŐĞŶĚ 3URSHUW\ k 0HWHUV ϭϵϲϬ k 0HWHUV ϭϵϬϰƌĞǀ͘ϭϵϭϯ Page 263 of 407 ϮϬϮϱͲϬϰͲϭϲzzzzͲDDͲd/d>ϭϵϭϰ͕ϭϵϭϳ͕ϭϵϮϮ͕ĂŶĚϭϵϯϲdŽƉŽŐƌĂƉŚŝĐDĂƉƐ^ŚŽǁŝŶŐƚŚĞWƌŽƉĞƌƚǇϲ&/'hZη^ƚĞůůĂƌ,ŽŵĞƐ/ŶĐ͘>/EdƵůƚƵƌĂů,ĞƌŝƚĂŐĞǀĂůƵĂƟŽŶZĞƉŽƌƚ͕ϴ<ĞŶŶĞĚǇ^ƚƌĞĞƚĂƐƚ͕dŽǁŶŽĨƵƌŽƌĂ͕KEWZK:d>,ϬϱϭϲWZK:dEK͘Z&ZE;^ͿĞƉĂƌƚŵĞŶƚŽĨDŝůŝƟĂĂŶĚĞĨĞŶĐĞ͘ϭϵϭϰ͘dŽƉŽŐƌĂƉŚŝĐDĂƉKŶƚĂƌŝŽDĂƌŬŚĂŵ^ŚĞĞƚ͘^ŚĞĞƚϯϬDͬϭϰ͘ĚŝƟŽŶϭ͘^ĐĂůĞϭ͗ϲϯ͕ϯϲϬ͘͞^ĐŚŽůĂƌƐ'ĞŽƉŽƌƚĂů͘͟ŝŐŝƟǌĞĚŵĂƉ͘ĐĐĞƐƐĞĚϭϲƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬŐĞŽ͘ƐĐŚŽůĂƌƐƉŽƌƚĂů͘ŝŶĨŽͬηƌͬĚĞƚĂŝůƐͬͺƵƌŝΛс,dWϲϯϯϲϬ<ϬϯϬDϭϰͺϭϵϭϰd/&&ΘͺĂĚĚ͗ƚƌƵĞͺŶŽǌŽŽŵ͗ƚƌƵĞϭϵϭϳ͘dŽƉŽŐƌĂƉŚŝĐDĂƉKŶƚĂƌŝŽDĂƌŬŚĂŵ^ŚĞĞƚ͘^ŚĞĞƚϯϬDͬϭϰ͘ĚŝƟŽŶϮ͘^ĐĂůĞϭ͗ϲϯ͕ϯϲϬ͘͞^ĐŚŽůĂƌƐ'ĞŽƉŽƌƚĂů͘͟ŝŐŝƟǌĞĚŵĂƉ͘ĐĐĞƐƐĞĚϭϲƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬŐĞŽ͘ƐĐŚŽůĂƌƐƉŽƌƚĂů͘ŝŶĨŽͬηƌͬĚĞƚĂŝůƐͬͺƵƌŝΛс,dWϲϯϯϲϬ<ϬϯϬDϭϰͺϭϵϭϳd/&&ΘͺĂĚĚ͗ƚƌƵĞͺŶŽǌŽŽŵ͗ƚƌƵĞϭϵϮϮ͘dŽƉŽŐƌĂƉŚŝĐDĂƉKŶƚĂƌŝŽDĂƌŬŚĂŵ^ŚĞĞƚ͘^ŚĞĞƚϯϬDͬϭϰ͘ĚŝƟŽŶϯ͘^ĐĂůĞϭ͗ϲϯ͕ϯϲϬ͘͞^ĐŚŽůĂƌƐ'ĞŽƉŽƌƚĂů͘͟ŝŐŝƟǌĞĚŵĂƉ͘ĐĐĞƐƐĞĚϭϲƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬŐĞŽ͘ƐĐŚŽůĂƌƐƉŽƌƚĂů͘ŝŶĨŽͬηƌͬĚĞƚĂŝůƐͬͺƵƌŝΛс,dWϲϯϯϲϬ<ϬϯϬDϭϰͺϭϵϮϮd/&&ΘͺĂĚĚ͗ƚƌƵĞͺŶŽǌŽŽŵ͗ƚƌƵĞĞƉĂƌƚŵĞŶƚŽĨEĂƟŽŶĂůĞĨĞŶĐĞ͘ϭϵϯϲ͘DĂƌŬŚĂŵKŶƚĂƌŝŽ͘^ŚĞĞƚϯϬDͬϭϰ͘ĚŝƟŽŶϲ͘^ĐĂůĞϭ͗ϲϯ͕ϯϲϬ͘͞^ĐŚŽůĂƌƐ'ĞŽƉŽƌƚĂů͘͟ŝŐŝƟǌĞĚŵĂƉ͘ĐĐĞƐƐĞĚϭϲƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬŐĞŽ͘ƐĐŚŽůĂƌƐƉŽƌƚĂů͘ŝŶĨŽͬηƌͬĚĞƚĂŝůƐͬͺƵƌŝΛс,dWϲϯϯϲϬ<ϬϯϬDϭϰͺϭϵϯϲͺDd/&&ΘͺĂĚĚ͗ƚƌƵĞͺŶŽǌŽŽŵ͗ƚƌƵĞWŽƌƟŽŶƐŽĨƚŚŝƐĚŽĐƵŵĞŶƚŝŶĐůƵĚĞŝŶƚĞůůĞĐƚƵĂůƉƌŽƉĞƌƚǇŽĨƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐĂŶĚĂƌĞƵƐĞĚƵŶĚĞƌůŝĐĞŶƐĞ͘ŽƉǇƌŝŐŚƚ;ĐͿƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐ͘ůůƌŝŐŚƚƐƌĞƐĞƌǀĞĚ͘EKd;^Ϳϭ͘ůůůŽĐĂƟŽŶƐĂƌĞĂƉƉƌŽǆŝŵĂƚĞ͘>ĞŐĞŶĚ3URSHUW\k 0HWHUVϭϵϯϲk 0HWHUVϭϵϮϮk 0HWHUVϭϵϭϳk 0HWHUVϭϵϭϰPage 264 of 407 ϮϬϮϱͲϬϰͲϭϲzzzzͲDDͲd/d>ϭϵϱϰ͕ϭϵϳϬ͕ϭϵϳϴ͕ϭϵϴϴ͕ϭϵϵϵ͕ϮϬϬϮ͕ϮϬϬϱ͕ĂŶĚϮϬϮϰŝƌWŚŽƚŽƐ^ŚŽǁŝŶŐƚŚĞWƌŽƉĞƌƚǇϳ&/'hZη^ƚĞůůĂƌ,ŽŵĞƐ/ŶĐ͘>/EdƵůƚƵƌĂů,ĞƌŝƚĂŐĞǀĂůƵĂƟŽŶZĞƉŽƌƚ͕ϴ<ĞŶŶĞĚǇ^ƚƌĞĞƚĂƐƚ͕dŽǁŶŽĨƵƌŽƌĂ͕KEWZK:d>,ϬϱϭϲWZK:dEK͘Z&ZE;^ͿzŽƌŬZĞŐŝŽŶ͘ϭϵϱϰ͘zŽƌŬZĞŐŝŽŶ,ŝƐƚŽƌŝĐĂů/ŵĂŐĞƌǇ;ϭϵϱϰͿ͘͞ŝƐĐŽǀĞƌzŽƌŬ͘͟tĞďŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬĂƉƉƐ͘ǇŽƌŬŵĂƉƐ͘ĐĂͬǀĞƌƟŐŝƐƐƚƵĚŝŽͬǁĞď͍ͬĂƉƉсϴϲĞĞϳĐϭϴĐĂϯĂϰϬϭϲϴϭϰĞϵϲϲϵϬϴĂϴďϳĂϵϭϵϳϬ͘zŽƌŬZĞŐŝŽŶ,ŝƐƚŽƌŝĐĂů/ŵĂŐĞƌǇ;ϭϵϳϬͿ͘͞ŝƐĐŽǀĞƌzŽƌŬ͘͟tĞďŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬĂƉƉƐ͘ǇŽƌŬŵĂƉƐ͘ĐĂͬǀĞƌƟŐŝƐƐƚƵĚŝŽͬǁĞď͍ͬĂƉƉсϴϲĞĞϳĐϭϴĐĂϯĂϰϬϭϲϴϭϰĞϵϲϲϵϬϴĂϴďϳĂϵϭϵϳϴ͘zŽƌŬZĞŐŝŽŶ,ŝƐƚŽƌŝĐĂů/ŵĂŐĞƌǇ;ϭϵϳϴͿ͘͞ŝƐĐŽǀĞƌzŽƌŬ͘͟tĞďŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬĂƉƉƐ͘ǇŽƌŬŵĂƉƐ͘ĐĂͬǀĞƌƟŐŝƐƐƚƵĚŝŽͬǁĞď͍ͬĂƉƉсϴϲĞĞϳĐϭϴĐĂϯĂϰϬϭϲϴϭϰĞϵϲϲϵϬϴĂϴďϳĂϵϭϵϴϴ͘zŽƌŬZĞŐŝŽŶ,ŝƐƚŽƌŝĐĂů/ŵĂŐĞƌǇ;ϭϵϴϴͿ͘͞ŝƐĐŽǀĞƌzŽƌŬ͘͟tĞďŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬĂƉƉƐ͘ǇŽƌŬŵĂƉƐ͘ĐĂͬǀĞƌƟŐŝƐƐƚƵĚŝŽͬǁĞď͍ͬĂƉƉсϴϲĞĞϳĐϭϴĐĂϯĂϰϬϭϲϴϭϰĞϵϲϲϵϬϴĂϴďϳĂϵϭϵϵϵ͘zŽƌŬZĞŐŝŽŶ,ŝƐƚŽƌŝĐĂů/ŵĂŐĞƌǇ;ϭϵϵϵͿ͘͞ŝƐĐŽǀĞƌzŽƌŬ͘͟tĞďŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬĂƉƉƐ͘ǇŽƌŬŵĂƉƐ͘ĐĂͬǀĞƌƟŐŝƐƐƚƵĚŝŽͬǁĞď͍ͬĂƉƉсϴϲĞĞϳĐϭϴĐĂϯĂϰϬϭϲϴϭϰĞϵϲϲϵϬϴĂϴďϳĂϵϮϬϬϮ͘zŽƌŬZĞŐŝŽŶ,ŝƐƚŽƌŝĐĂů/ŵĂŐĞƌǇ;ϮϬϬϮͿ͘͞ŝƐĐŽǀĞƌzŽƌŬ͘͟tĞďŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬĂƉƉƐ͘ǇŽƌŬŵĂƉƐ͘ĐĂͬǀĞƌƟŐŝƐƐƚƵĚŝŽͬǁĞď͍ͬĂƉƉсϴϲĞĞϳĐϭϴĐĂϯĂϰϬϭϲϴϭϰĞϵϲϲϵϬϴĂϴďϳĂϵϮϬϬϱ͘zŽƌŬZĞŐŝŽŶ,ŝƐƚŽƌŝĐĂů/ŵĂŐĞƌǇ;ϮϬϬϱͿ͘͞ŝƐĐŽǀĞƌzŽƌŬ͘͟tĞďŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬĂƉƉƐ͘ǇŽƌŬŵĂƉƐ͘ĐĂͬǀĞƌƟŐŝƐƐƚƵĚŝŽͬǁĞď͍ͬĂƉƉсϴϲĞĞϳĐϭϴĐĂϯĂϰϬϭϲϴϭϰĞϵϲϲϵϬϴĂϴďϳĂϵϮϬϮϰ͘zŽƌŬZĞŐŝŽŶ,ŝƐƚŽƌŝĐĂů/ŵĂŐĞƌǇ;ϮϬϮϰͿ͘͞ŝƐĐŽǀĞƌzŽƌŬ͘͟tĞďŵĂƉ͘ĐĐĞƐƐĞĚϵƉƌŝů͕ϮϬϮϱ͘ŚƩƉƐ͗ͬͬĂƉƉƐ͘ǇŽƌŬŵĂƉƐ͘ĐĂͬǀĞƌƟŐŝƐƐƚƵĚŝŽͬǁĞď͍ͬĂƉƉсϴϲĞĞϳĐϭϴĐĂϯĂϰϬϭϲϴϭϰĞϵϲϲϵϬϴĂϴďϳĂϵWŽƌƟŽŶƐŽĨƚŚŝƐĚŽĐƵŵĞŶƚŝŶĐůƵĚĞŝŶƚĞůůĞĐƚƵĂůƉƌŽƉĞƌƚǇŽĨƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐĂŶĚĂƌĞƵƐĞĚƵŶĚĞƌůŝĐĞŶƐĞ͘ŽƉǇƌŝŐŚƚ;ĐͿƐƌŝĂŶĚŝƚƐůŝĐĞŶƐŽƌƐ͘ůůƌŝŐŚƚƐƌĞƐĞƌǀĞĚ͘EKd;^Ϳϭ͘ůůůŽĐĂƟŽŶƐĂƌĞĂƉƉƌŽǆŝŵĂƚĞ͘>ĞŐĞŶĚ3URSHUW\k 0HWHUVϮϬϮϰk 0HWHUVϮϬϬϱk 0HWHUVϮϬϬϮk 0HWHUVϭϵϵϵk 0HWHUVϭϵϴϴk 0HWHUVϭϵϳϴk 0HWHUVϭϵϳϬk 0HWHUVϭϵϱϰPage 265 of 407 Project # LHC516 May 2025 29 5 ASSESSMENT OF EXISTING CONDITIONS 5.1 SURROUNDING CONTEXT The Property is in the geographic Township of Whitchurch in the Town of Aurora. It is near an ‘Old Town’/‘Village Street’ section of the Aurora Promenade near the Town’s historic downtown. The Property is on the northwest side of Kennedy Street and is bound by Kennedy Street East to the southeast, commercial properties at 15029 Yonge Street and 15037 Yonge Street to the southwest, 116 Gurnett Street to the northwest, and residential properties at 118 Gurnett 1 )0 , 120 Gurnett 1 )0 , and 122 Gurnett 1 )0e to the northeast. )) 4/- /./$.'*'-*+-*1$$)" ..between Edward Street to the northeast and Yonge Street to the southwest. Near the Property, it has one northeast- and one southwest-bound lane (Photo 1). Concrete curbs are present on the northwest side of /# ./- /)*)- / 0-.Ѷ*)- / .$ 2'&Ѷ)2**0/$'$/4+*' .2$/#./- /'$"#/. are present on the southeast side of the street (Photo 2). The property at 15029 Yonge Street is a rectangular lot of approximately шчп.,0- metres. It is occupied by a single detached two-./*- 4#*0. '$)-$&Ѷ./*) Ѷ./0*Ѷ )1 -/$'*-.$$)"/#/$.0. !*-commercial purposes (Photo 3). The property at 15037 *)" /- /$.- /)"0'-'*/*!++-*3$(/ '4рѶрпп.,0- ( /- .ѵ /$.*0+$ by a single detached two-./*- 4#*0. '$)-$&2$/#'+*-- -$/$*)/#/$. used for commercial purposes (Photo 4). # +-*+ -/4/ррх0-) //1 )0 $.)$-- "0'-'4.#+ +- '*!++-*3$(/ '4фѶшпп .,0- ( /- .ѵ /$.)0) 1 '*+ open space occupied by manicured grass, mature deciduous and coniferous trees, and a stream (Photo 5). The property at 118 Gurnett 1 )0 $. a - /)"0'-'*/*!++-*3$(/ '4фцп.,0- ( /- .ѵ /$.*0+$ 4.$)"' detached one-and-a-half-storey house clad in clapboard siding. The property at 120 0-) //1 )0 $. a - /)"0'-'*/*!++-*3$(/ '4фцп.,0- ( /- .ѵ /$.*0+$ 4 single detached two-storey house clad in clapboard siding. The property at 122 Gurnett 1 )0 is a - /)"0'-'*/*!++-*3$(/ '4ухп.,0- ( /- .ѵ /$.*0+$ 4.$)"' detached one-and-a-half-storey house clad in clapboard siding (Photo 6). The topography to the north and east of the Property is hilly. Kennedy Street East slopes *2)2-.$//-1 '.)*-/# ./!-*(*)" /- /ѵ0-) //1 )0 .'*+ .*2)2-.$/ /-1 '.)*-/#2 ./!-*($/.$)/ -. /$*)2$/# )) 4/- /./Ѷ)$/.'*+ .0+2-.$/ /-1 '..*0/# ./!-*($/.$)/ -. /$*)2$/#Kennedy Street East. The topography to the 2 ./).*0/#*!/# +-*+ -/4$.- '/$1 '4!'/ѵ Page 266 of 407 Project # LHC516 May 2025 30 The Property’s immediate context, including adjacent properties and the properties on the southeast side of Kennedy Street North, is composed of residential, commercial, and open space. Residential properties in the Property’s immediate context include the properties at 118 Gurnett Street, 120 Gurnett Street, 122 Gurnett Street, 9-11 Kennedy Street East, 13-15 Kennedy Street East, and 19 Kennedy Street East. The properties at 118 Gurnett Street, 120 Gurnett Street, 122 Gurnett Street, and 19 Kennedy Street East are occupied by single- detached houses constructed in the mid-20th century. Houses on these properties share .$($'-!-*)/).$ 4-. /&$./) .)').+$)"! /0- .җ ѵ"ѵѶ()$0- '2))!'*2 - .ҘѸ#*2 1 -Ѷ/# $-.#+ $)+')Ѷ(..$)"+// -)Ѷ# $"#/Ѷ)'$)" (/ -$'.$Ȃ - (Photo 6). The properties at 9-11 Kennedy Street East and 13-15 Kennedy Street East are occupied by attached townhouses constructed between 2018-2019. The 0$'$)".*)/# . +-*+ -/$ .#1 .$($'-!-*)/4-. /&./*/# */# -) -4 residential properties; #*2 1 -Ѷ /# 4#1 )--*2 -.$ 4-.)(*- #-.+ surfaces – primarily .+#'/ -$1 24.ѵ )$/$*)Ѷ/# 0$'$)".- /#- ./*- 4.Ѷ- '$)./*) 1 ) -Ѷ)#1 ().--**!. (Photo 7). Commercial properties in the Property’s immediate context include the properties at 15017 Yonge Street, 15029 Yonge Street, and 15037 Yonge Street. The property at 15017 *)" /- /2. 1 '*+ /2 )ршцч)ршччѵ /$.*0+$ 4/2*-storey multi- suite commercial building (Photo 8). The properties at 15029 Yonge Street and 15037 Yonge Street are occupied by repurposed single detached houses. They share similar front 4-. /&$./) .Ѹ#*2 1 -Ѷ/# $--#$/ /0-'$)!'0 ) .$)'0$)"/# $-heir shape in +')Ѷ(..$)"+// -)Ѷ# $"#/Ѷ)'$)"(/ -$'.$Ȃ -. These properties are similar in .$5 /*/# -*+ -/4Ѹ#*2 1 -Ѷ 3/ ).$1 #-.+$)"– primarily through the construction *!-$1 24.)+-&$)"'*/.– )$/$*)./*/# !*-( -#*0. .#1 '/ - /# legibility of their former residential use (Photo 3 and Photo 4). The Property’s wider context remains primarily composed of residential and commercial *. -1 0. .ѵ .$ )/$'0. .- (*./*((*)'*)"*))0"#/1 )0 )0-) // Street, where single detached houses are most common. They range from one to two ./*- 4.)0. -)" *!0$'$)"(/ -$'.$)'0$)"-$&Ѷ*-)// ).$$)"Ѷ '+*-.$$)"Ѷ)1 -/$'*-.$$)"ѵ-*+ -/$ .*)*))0"#/1 )0 )0-) // Street north of Kennedy Street East are typically narrow, long lots. Houses typically #1 )--*2!-*)/4-. /&.))--*2.$ 4-. /&. (Photo 9 and Photo 10). Properties on Gurnett Street to the south of Kennedy Street East are typically wider than /#*. /*/# )*-/#ѵ*./#*0. .++ -/*#1 )0$'/0-$)"/# ($-20th century. One nearby residential property, located at 15055 Yonge Street, is occupied by a six-storey multi-suite building. Commercial properties in the Property’s wider context are Page 267 of 407 Project # LHC516 May 2025 31 concentrated along Yonge Street and are either occupied by repurposed single-detached houses or purpose-built commercial buildings constructed in the mid- to late-20th century or early 21st century (Photo 11). Photo 1. View northwest showing Kennedy Street East in front of the Property Page 268 of 407 Project # LHC516 May 2025 32 Photo 2. View southwest showing Kennedy Street East in front of the Property Photo 3. View northeast showing the adjacent property at 15029 Yonge Street Page 269 of 407 Project # LHC516 May 2025 33 Photo 4. View northeast showing the adjacent property at 15037 Yonge Street Photo 5. View northwest showing the adjacent property at 116 Gurnett Street Page 270 of 407 Project # LHC516 May 2025 34 Photo 6. View southwest showing the adjacent properties at 118, 120, and 122 Gurnett Street Photo 7. View southeast showing townhouses on Kennedy Street East Page 271 of 407 Project # LHC516 May 2025 35 Photo 8. View east showing the nearby commercial property at 15017 Yonge Street Photo 9. View east showing residential properties on Connaught 1 )0 Page 272 of 407 Project # LHC516 May 2025 36 Photo 10. View southeast showing residential properties on Gurnett Street Photo 11. View southwest showing repurposed single detached houses /#/)*2. -1 commercial purpose on Yonge Street Page 273 of 407 Project # LHC516 May 2025 37 5.2 ADJACENT AND NEARBY HERITAGE PROPERTIES The *2)*!0-*-Ȃ$$'') җспсуҘ* .)*/+-*1$ .+ $!$ !$)$/$*)*!Ҁ% )/ҁ .$/+ -/$)./*0'/0-'# -$/" - .*0- .Ѹ#*2 1 -Ѷ$/+-*1$ ." ) -$ !$)$/$*)/#/ states: “generally, adjacent lands are considered to be within 120m from any part of the feature.҃85F 86 Table 2. Adjacent and Nearby Heritage Properties Address Heritage Recognition Photo тф*))0"#/1 )0 Section 27 Part IV тх*))0"#/1 )0 Section 27 Part IV 86 233 Page 274 of 407 Project # LHC516 May 2025 38 Address Heritage Recognition Photo тц*))0"#/1 )0 Section 27 Part IV 96 Gurnett Street Section 27 Part IV 97 Gurnett Street Section 27 Part IV Page 275 of 407 Project # LHC516 May 2025 39 Address Heritage Recognition Photo 99 Gurnett Street Section 27 Part IV 100 Gurnett Street Section 27 Part IV 101 Gurnett Street Section 27 Part IV Page 276 of 407 Project # LHC516 May 2025 40 Address Heritage Recognition Photo 102 Gurnett Street Section 27 Part IV 107 Gurnett Street Section 27 Part IV 15000 Yonge Street Section 27 Part IV Page 277 of 407 Project # LHC516 May 2025 41 Address Heritage Recognition Photo 15004 Yonge Street Section 27 Part IV 15010 Yonge Street Section 27 Part IV 15018 YYonge Street Section 27 Part IV Page 278 of 407 Project # LHC516 May 2025 42 Address Heritage Recognition Photo 15029 Yonge Street Section 27 Part IV 15032 Yonge Street Section 29 Part IV 15037 Yonge Street Section 27 Part IV Page 279 of 407 Project # LHC516 May 2025 43 Address Heritage Recognition Photo 15040 Yonge Street Section 27 Part IV 15048 Yonge Street Section 27 Part IV 15054 Yonge SStreet Section 27 Part IV Page 280 of 407 Project # LHC516 May 2025 44 Address Heritage Recognition Photo 15074 Yonge Street Section 29 Part IV 5.3 THE PROPERTY # -*+ -/4$.- /)"0'-'*/*!рѶсрш.,0- ( /- .ѵ /$.*0+$ 4.$)"' detached, one-and-a-#'!./*- 4- /)"0'-#*0. '$)- -$&2$/#*) ./*- 4front wing addition and one storey rear wing addition. ).+#'/ -$1 24/#/ 3/ ). '*)"/# )*-/# ./ ' 1/$*)*!/# #*0. +-*1$ . ../*/# -*+ -/4ѵ# -*+ -/4ҁ. !-*)/Ѷ.$ Ѷ)- -4-. ##1 ()$0- "-..ѵ- ).2$/# shrubs are located '*)"/# .*0/# ./)+-/*!/# .*0/#2 ./ ' 1/$*).*!/# #*0. ѵ/0re deciduous trees are present along the southwest, northwest, and northeast property lines. Page 281 of 407 Project # LHC516 May 2025 45 Photo 12ѵ$ 2)*-/#2 ./.#*2$)"/# .*0/# ./ ' 1/$*)*!/# #*0. *)/# -*+ -/4 Photo 13ѵ$ 2)*-/# ./.#*2$)"/# .*0/#2 ./ ' 1/$*)*!/# #*0. *)/# -*+ -/4 Page 282 of 407 Project # LHC516 May 2025 46 Photo 14ѵ$ 2.*0/# ./.#*2$)"/# )*-/#2 ./ ' 1/$*)*!/# #*0. *)/# +-*+ -/4) /# .*0/#2 ./))*-/#2 ./ ' 1/$*).*!/# - -2$)"$/$*) Photo 15. $ 2.*0/#2 ./.#*2$)"/# )*-/# ./ ' 1/$*)*!/# #*0. *)/# +-*+ -/4) /# )*-/#2 ./))*-/# ./ ' 1/$*).*!/# - -2$)"$/$*) Page 283 of 407 Project # LHC516 May 2025 47 Photo 16ѵ$ 2)*-/#2 ./.#*2$)"/# .+#'/-$1 24+-*1$$)" ../*/# -*+ -/4 Photo 17. View southeast showing southwest side yard Page 284 of 407 Project # LHC516 May 2025 48 Photo 18ѵ$ 2)*-/#2 ./.#*2$)"/# &4- Photo 19. View southeast showing the northeast side yard Page 285 of 407 Project # LHC516 May 2025 49 5.4 HOUSE EXTERIOR The house is a single detached, rectangular building with a front wing addition on the east .$ *!$/..*0/# ./ ' 1/$*))rear wing addition on the east side of its northwest ' 1/$*). The main house is one-and-a-half storeys and has a three-bay façade composed of a central entrance with windows on both sides. The three-bay façade is obscured by the main house’s enclosed porch. A full below grade foundation composed of rubblestone is present beneath the main house, and a cast-in-place concrete foundation is present beneath the front wing addition. The main exterior wall of the main house and front wing addition $.'$)- -$&. /$)./- /# -*)ѵ# "' ).*)/# ($)#*0. ҁ. )*-/# ./).*0/#2 ./ ' 1/$*).- '$)+$)/ -.#& .Ѷ)/# centre gable *)/# ($)#*0. ҁ..*0/# ./ ' 1/$*) is clad in asphalt shingles (Photo 20 and Photo 21). # - -2$)"$/$*)$.'$)1$)4'.$$)" (Photo 22). The main house has a medium side gable roof with a centre gable on its southeast ' 1/$*) and the rear wing addition has a low-gable roof. The gable ends on the main #*0. ''#1 1 )/$'/*-.) -/# $-- .+ /$1 + &.ѵ''-**!.#1 +-*% /$)" 1 .) 1 -" .Ѷ1 )/ ( /'.*Ȃ$/.Ѷ)- '$)'&.+#'/.#$)"' . (Photo 20, Photo 21, and Photo 23). Various window styles are present. 4+$'!$-././*- 42$)*2.*)/# ($)#*0. #1 . "( )/''4-# *+ )$)".Ѷ1*0..*$-*(+*. *!*) -*2*!.*'$ -*0-. -$& /*++ 2$/#*) -*2*!# -*0-. -$&Ѷ)+'$)/-$($).$ /# ./-0/0-'*+ )$)"ѵ # . 2$)*2. $/# -#1 *)- / '0".$''*--*2'*&.'$+.$'' (Photo 24 and Photo 25). # # -*!/# !$-././*- 42$)*2.*)/# .*0/# ./ ' 1/$*)#1 )(*$!$ ѵ# east window has been boarded, and the west window has been replaced with stained- glass (Photo 26 and Photo 27). Boxed bay windows are present on the south side of the !$-././*- 4*)/# )*-/# ./).*0/#2 ./ ' 1/$*). (Photo 28)ѵ# . 2$)*2.#1 flatheaded openings with hipped roofs, plain trim, and plain lug sills. The windows on the .*0/# ./).*0/#2 ./.$ .*!/# )'*. +*-##1 !'/# *+ )$)".Ѷ+'$) wood trim, and plain sills. They are organized into rows of mulled units (Photo 29). $)*2.$)/# 0++ -#'!./*- 4*!/# ($)#*0. )- -2$)"$/$*)#1 flatheaded openings and plain trim (Photo 15, Photo 21, and Photo 22). The upper half ./*- 42$)*2.*)/# )*-/# ./))*-/#2 ./ ' 1/$*).*)/# ($)#*0. #1 concrete lug sills (Photo 20). *./2$)*2.#1 1$)4'!-( ). ( )/*-*0' - hung mechanism. Page 286 of 407 Project # LHC516 May 2025 50 # #*0. ҁ.($) )/-) $.*Ȃ. //*/# 2 ./*! )/- *)/# .*0/# ./ ' 1/$*)ѵ /#. a flatheaded opening, plain trim inside the structural opening, and has a single leaf door with a shaped multi-pane light (Photo 30). The main entrance is accessed from an enclosed porch accessed from *)- / 2'&242$/#/2*-$. -.*)) / /*/# -$1 24ѵ# )'*. +*-# has a flatheaded opening, plain trim inside the structural opening, and a single leaf door with a shaped multi-pane light (Photo 12). It is framed by /# -$& 3/ -$*-*!/# #*0. *)$/.)*-/# ./ .$ Ѷ-$& 3/ -$*-*!/# !-*)/2$)" addition on its northwest side, and by wood framed walls on the southeast and southwest sides. It has a shed roof, +$)/ 2**'/# $'$)")1$)4'/$' !'**-.ѵThe main house’s basement is accessed from the front wing addition (Photo 31). # - -2$)"$/$*)ҁ. )/-) $.) -/# .*0/#(*./ " *!$/.)*-/# ./ ' 1/$*)ѵ / has a flatheaded opening, plain trim inside the structural opening, and has a single leaf door with a shaped multi-pane light (Photo 32). It is accessed from a concrete and wood stairway with three risers. Photo 20ѵ$ 2.*0/#2 ./.#*2$)"-$&) -.#& '$)" Page 287 of 407 Project # LHC516 May 2025 51 Photo 21ѵ$ 2)*-/#2 ./.#*2$)"-$&).+#'/.#$)"' '$)" Photo 22ѵ$ 2.*0/#2 ./.#*2$)"/# 1$)4'.$$)"*)/# - -2$)"$/$*) Page 288 of 407 Project # LHC516 May 2025 52 Photo 23. View northeast showing the roof on the main house Photo 24. View southeast showing a first storey window with concrete lug sill Page 289 of 407 Project # LHC516 May 2025 53 Photo 25ѵ$ 2.*0/#2 ./.#*2$)"!$-././*- 42$)*22$/#-*2'*&.'$+.$'' Photo 26ѵ$ 2)*-/# ./.#*2$)"/# *- 2$)*2*)/# .*0/# ./ ' 1/$*) Page 290 of 407 Project # LHC516 May 2025 54 Photo 27. View northwest showing the stained-"'..2$)*2*)/# .*0/# ./ ' 1/$*) Photo 28ѵ$ 2.*0/#2 ./.#*2$)"/# *3 42$)*2*)/# )*-/# ./ ' 1/$*) Page 291 of 407 Project # LHC516 May 2025 55 Photo 29. View northwest showing windows on the enclosed porch Photo 30. View northeast showing the main entrance Page 292 of 407 Project # LHC516 May 2025 56 Photo 31. View northeast showing the basement door Photo 32. View southwest showing the entrance to the rear wing addition Page 293 of 407 Project # LHC516 May 2025 57 5.5 HOUSE INTERIOR 5.5.1 MAIN HOUSE, FIRST STOREY The first storey of the main house *(+-$. .'$1$)"-**(Ѷ$)$)"-**(Ѷ&$/# )Ѷ -**(, and bathroom. # '$1$)"-**($. .. !-*(/# ($)#*0. ҁ.($) )/-) ѵ# dining room and first storey bedroom are located to the northeast and northwest of the '$1$)"-**(Ѷ- .+ /$1 '4ѵ# &$/# )$.'*/ /*/# )*-/#2 ./*!$)$)"-**(Ѷ)/# bathroom $.'*/ /*/# )*-/#2 ./*!/# &$/# )ѵAll rooms ha1 1$)4'!'**-.Ѷ(*0' baseboards, smooth painted walls, and smooth painted or popcorn ceilings (Photo 33 through Photo 36). # !$-././*- 4 -**(2.'*& 0-$)" ҁ..$/ 1$.$/ѵ Photo 33ѵ$ 2.*0/#2 ./.#*2$)"/# '$1$)"-**( Page 294 of 407 Project # LHC516 May 2025 58 Photo 34. View northeast showing the dining room Photo 35ѵ$ 2)*-/# ./.#*2$)"/# &$/# ) Page 295 of 407 Project # LHC516 May 2025 59 Photo 36. View northwest showing the first storey bathroom 5.5.2 MAIN HOUSE, UPPER HALF STOREY )҂ ҃.#+ ./$-way /*/# )*-/#2 ./*!/# '$1$)"-**(+-*1$ . ../*/# 0++ - half storey. The stairway has painted wood treads, wood stringers, and wood handrails (Photo 37 and Photo 38). The upper half storey is composed of a central hallway, three bedrooms located in the building’s southeast, southwest, and northwest corners, and a bathroom in its northeast corner (Photo 39 through Photo 42)ѵ''-**(.#1$)4'!'**-.Ѷ moulded baseboards, smooth painted walls and ceilings. Page 296 of 407 Project # LHC516 May 2025 60 Photo 37. View west showing the stairway leading to the upper half storey Photo 38. View southeast showing the stairway leading to the upper half storey Page 297 of 407 Project # LHC516 May 2025 61 Photo 39. View east showing the southeast bedroom Photo 40. View southwest showing the southwest bedroom Page 298 of 407 Project # LHC516 May 2025 62 Photo 41. View northwest showing the northwest bedroom Photo 42. View northeast showing the upper half storey bathroom Page 299 of 407 Project # LHC516 May 2025 63 5.5.3 MAIN HOUSE, BASEMENT The main house’s basement is accessed from the front wing addition. The basement doorway has a segmentally arched opening, 1*0..*$-*(+*. *!*) -*2*!.*'$ - *0-. -$&/*++ 2$/#*) -*2*!# -*0-. -$&Ѷ)+'$)/-$($).$ /# structural openingѵ# . ( )/**-+-*1$ . ../*) )'*. - 2$/#./-in- place concrete floor and walls and stairway composed of concrete and wood (Photo 43). The basement is unfinishedѸ#*2 1 -Ѷ/#-**($.+- . )/) -$/. )/- (Photo 44). The basement has a concrete floor and rubblestone walls (Photo 45). The structure of the ceiling/first storey floor is primarily composed of a combination of rough sawn/hand hewn timber and sawn lumber. Some rough sawn/hand hewn timber structural members appear /*.#*2.$").*!0-)$)").*( #1 -&./$''//# (Photo 45 and Photo 46).86F 87 Vertical structural members in the basement include timber columnsѶ.,0- '0( - columns, and steel %&+*./. (Photo 47 and Photo 48). Photo 43. View southeast showing the basement stairway 87 *( /$( - (.++ -/* 0-)/ѵ /$.+*..$' /#/0-)/ (.2 - - 0. !-*(/# +- 1$*0. farmhouse described in Stuart’s history of the Property. Page 300 of 407 Project # LHC516 May 2025 64 Photo 44. View northwest showing the basement bathroom Photo 45. View southwest showing the rubblestone foundation wall Page 301 of 407 Project # LHC516 May 2025 65 Photo 46. View northeast showing structural timber and lumber Photo 47ѵ$ 2)*-/#2 ./.#*2$)"/$( -).,0- '0( -*'0(). Page 302 of 407 Project # LHC516 May 2025 66 Photo 48ѵ$ 2)*-/#2 ./.#*2$)".,0- '0( -)./ '%&+*./ 5.5.4 REAR WING ADDITION The rear wing addition comprises a '$1$)"-**(ҝ&$/# )Ѷ -**(Ѷ)/#-**(ѵ'' -**(.#1 /$' !'**-.Ѷ(*0' . *-.Ѷ.(**/#+$)/ 2''.) $'$)". (Photo 49 through Photo 51). Photo 49ѵ$ 2.*0/#2 ./.#*2$)"/# '$1$)"-**(ҝ&$/# )$)/# - -2$)"$/$*) Page 303 of 407 Project # LHC516 May 2025 67 Photo 50. View northwest showing the bedroom in the rear wing addition Photo 51. View northwest showing the bathroom in the rear wing addition Page 304 of 407 Project # LHC516 May 2025 68 5.6 ARCHITECTURAL, MORPHOLOGICAL, AND INTEGRITY ASSESSMENT 5.6.1 ARCHITECTURAL ASSESSMENT # #*0. *)/# -*+ -/4$.1 -)0'-./-0/0- 2$/#*0/' -$)!'0 ) .*!.+ $!$ architectural style. The general massing pattern of the house, including its rectangular floor plan and one-and-a-half storey height, and the steep central gable on its primary !ē *!/# #*0. - *).$./ )/2$/#/# */#$ 1$1'ҝ)/-$**//" ./4' Ѹ#*2 1 -Ѷ /#$.(..$)"+// -)2.*((*)'40. (*)"1-$*0.-#$/ /0-'./4' .$)/# -'4- to mid-19th century. Additionally, Stuart’s history suggests that the central gable was a later addition to the house. Accordingly, the house is not a clearѶ- +- . )//$1 portrayal or symbol of one particular style. 5.6.2 MORPHOLOGICAL ASSESSMENT . -1/$*) of the Property’s existing conditions 1 -$!$ ./# 3/ ).$1 '/ -/$*).( /* the house described in Section 4.5. # -0' ./*) !*0)/$*)2'')-*0"#.2)ҝ#)# 2)/$( -./-0/0- 1$.$' $) the basement of the house are consistent with early- to mid-19th century construction +-/$ .ѵ1$ ) *!0-)$)"*).*( *!/# /$( -( ( -..0"" ././#//# 4(4 #1 )- '$( )- 0. !-*(/# !-(#*0. /#/0-) *2)*)/# -*+ -/4ѵ The presence of sawn lumber beams and .,0- '0( -*'0().$.'.*$)$/$1 *! early- to mid-19th )/0-4*)./-0/$*)+-/$ .Ѹ#*2 1 -Ѷ/# $-+- . ) (*)"/# timber members suggests that they were added later. This is also true of the steel %& postsѶ2#$#(4#1 ) to correct setting or sagging of the house. # -$&'$)"'.*- +- . )/.(%*-'/ -/$*)/*/# #*0. *)/# -*+ -/4ҁ. exterior ++ -) ѵ# -$&1 ) -2. /.*( +*$)/ /2 )ршрт)ршхпѶ '$& '40-$)"/# *2) -.#$+*! *-" $-җршср-1937). The size, shape, and appearance of /# -$&$)$/$*)/*-$& /$'$)"$)'0$)"/# 1*0..*$-.- *).$./ )/2$/# -ly 20th )/0-4 1 '*+( )/ѵ Other modifications to the house’s exterior appearance include enclosing the front porch, addition of a central gable and rear wing addition, and replacement of windows. 1 -''Ѷ 3/ ).$1 alterations to the house’s structural systems and external appearance #1 )( ѵ /$.+*..$' /#/+-/.*!/# #*0. 2 - *)./-0/ ҝ.. (' $)/# early- to mid-19th )/0-4Ѹ#*2 1 -Ѷ*)"*$)")*).$./ )/alterations #1 )( and obscure much of the potential historical fabric. Page 305 of 407 Project # LHC516 May 2025 69 5.6.3 INTEGRITY ASSESSMENT Table 3 assesses the Property for integrity using the . 1 )-$/ -$ .-$ $) /$*)2.4. Table 3. Integrity Assessment of 8 Kennedy Street East Aspect of Integrity and Description Discussion Location: Location is the place where the historic property was constructed or the +' 2# - /# #$./*-$ 1 )/*0-- ѵ The actual location of a historic property, complemented by its setting, is particularly important in recapturing the sense of histo-$ 1 )/.)+ -.*).ѵ This aspect of integrity does not remain. The house on the Property ++ -./*#1 remained in the same location since its constructionѸ#*2 1 -Ѷ/# !*-( -!-($)" landscape that is historically connected with the house no longer remains. There is no '*)" -$. -)' . ). *!#$./*-$ 1 )/. or persons. Setting: Setting is the physical )1$-*)( )/*!#$./*-$+-*+ -/4ѵ / refers to the historic character of the place in which the property played its historical -*' ѵ /$)1*'1 .#*2Ѷ)*/%0./2# - Ѷ/# property is situated and its historical relationship to surrounding features and open space. The physical features that constitute the historic setting of a historic property can be either natural or manmade and include such elements as /*+*"-+#$! /0- .Ѷ1 " //$*)Ѷ.$(+' manmade paths or fences, and the relationships between buildings and other features or open spaces. This aspect of integrity does not remain. The Property comprised part of a farm in the 19th and early 20th centuries. 1 -/$( .+-/.*! the property were sold and the current lot was created the historic setting of the property was changed. The organization of space changed from a farm complex to a residential lot. The former farm was gradually partitioned and sold beginning in early 20th century. The shape and size of the Property has remained unchanged since 1949. Design: Design is the combination of elements that create the historic form, plan, space, structure, and style of a property. This includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials. Design can also apply to districts and to the historic way in which the buildings, This aspect of integrity does not remain. 1 -/$( .+-/.*!/# +-*+ -/42 - sold and the current lot was created the historic form of the property was changed. The organization of space changed from a farm complex to a residential lot. 3/ ).$1 (*$!$/$*).#1 )( to the exterior of the house, including the Page 306 of 407 Project # LHC516 May 2025 70 Aspect of Integrity and Description Discussion sites, or structures are related. Examples include spatial relationships between (%*-! /0- .Ѹ1$.0'-#4/#(.$) streetscape or landscape plantings; the '4*0/)(/ -$'.*!2'&24.) roads; and the relationship of other features, such as statues,, water fountains, and archeological sites. $/$*)*!-$&'$)"Ѷenclosing the front porch, addition of a central gable and rear wing addition, and replacement of windowsѵ# . #)" .#1 *.0- much of the potential historical fabric and #1 *(+' / '4#)" /# #*0. ҁ. exterior materials. At present, the house is )*/' -'4- !' /$1 *!+-/$0'- architectural style, building type, or time period. Materials: Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. If the property has been rehabilitated, the historic materials and siignificant features (0./#1 )+- . -1 ѵ# +-*+ -/4 must also be an actual historic resource, not a re-creation; a property whose #$./*-$! /0- .#1 )'*./)/# ) reconstructed is usually not eligible. This aspect of integrity does not remain. Modifications to the house on the Property’s (/ -$'.- 3/ ).$1 . 3/ ).$1 (*$!$/$*).#1 )( /*/# 3/ -$*- *!/# #*0. Ѷ$)'0$)"/# $/$*)*!-$& cladding, enclosing the front porch, addition of a central gable and rear wing addition, and replacement of windowsѵ# . #)" .#1 obscured much of the potential historical fabric )#1 *(+' / '4#)" /# house’s exterior materials. At present, potential historical fabric /#/$.1$.$'e is limited to the house’s basement. # - $'4*. -1' (/ -$'.җ$ѵ ѵѶ!-*( /# +0'$- '(Ҙ- )*/- !' /$1 *! particular period in time or pattern or configuration. *-&().#$+ѷ*-&().#$+$./# +#4.$' 1$ ) *!/# -!/.*! particular culture or people during any "$1 )+ -$*$)#$./*-4ѵ /$./# 1$ ) *!-/$.).Ѿ'*-).&$''$) constructing or altering a building, structure, object, or site. It may be This aspect of integrity does not remain; #*2 1 -Ѷ/# - $.)* 1$ ) /*.0"" .//#/ the house on the Property was built with "- / -/#))*-(',0'$/4*-/)$)/ ).$/4 2 ''*1 late 19th century standard to begin with. Page 307 of 407 Project # LHC516 May 2025 71 Aspect of Integrity and Description Discussion 3+- .. $)1 -)0'-( /#*.*! construction and plain finishes or in highly sophisticated configurations and ornamental detailing. Examples of 2*-&().#$+$)#$./*-$0$'$)". $)'0 /**'$)"Ѷ-1$)"Ѷ+$)/$)"Ѷ graining, turning, and joinery. Exampless *!2*-&().#$+$)+- *)//*)/ 3/. include Paleo- )$)'*1$.+*$)/.Ѷ -#$+ -$* 1 ' 5 .Ѷ *+ 2 ''$)2*-& *) + ))/.Ѷ ) -*,0*$) !!$"4+$+ .ѵ Feeling: Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. It results from the presence of physical features that, /& )/*" /# -Ѷ*)1 4/# +-*+ -/4Ѿ. historic character. For example, a rural historic diistrict which retains its original .$")Ѷ(/ -$'.Ѷ2*-&().#$+Ѷ) setting will relate the feeling of agricultural life in the nineteenth century. This aspect of integrity does not remain. The Property comprised part of a farm in the 19th and early 20th centuries. 1 -/$( .+-/.*! the property were sold and the current lot was created the historic setting of the property was changed. The organization of space changed from a farm complex to a residential lot. At present, the property’s historic character as a rural farming complex is not ascertainable. ..*$/$*)ѷ..*$/$*)$./# $- /'$)& /2 ))$(+*-/)/#$./*-$ 1 )/*- person and a historic property. A property retains association if it is the place where /# 1 )/*-/$1$/4*0-- )$. .0!!$$ )/'4$)///**)1 4/#/ relationship /*)*. -1 -ѵ# - !*- Ѷ property where a nationally significant + -.*)--$ *0//# /$*)*-2*-&!*- which they are nationally significant is preferable to the place where they returned to only sleep, eat, or spend their ' $.0- /$( ѵ $& ! '$nng, association This aspect of integrity does not remain. There are no tangible, physical characteristics that associate the house on the Property with any of its owners. Page 308 of 407 Project # LHC516 May 2025 72 Aspect of Integrity and Description Discussion - ,0$- ./# +- . ) *!+#4.$'! /0- . /#/*)1 4+-*+ -/4Ѿ.#$./*-$#-/ -ѵ Page 309 of 407 Project # LHC516 May 2025 73 6 EVALUATION OF CULTURAL HERITAGE VALUE OR INTEREST # -*+ -/42. 1'0/ "$)./O. Reg. 9/06 under the OHA using research and analysis presented in Section 4 and Section 5 of this CHER. The findings are presented in Table 4. Table 4. Ontario Regulation 9/06 1'0/$*)!*-ч )) 4/- /./ Criteria Criteria Met Justification 1. The property has design 1'0 *-+#4.$'1'0 0. $/$.-- Ѷ0)$,0 Ѷ r +- . )//$1 *- -'4 example of a style, type, expression, material or construction method. No This criterion is not met. The Property does not #1 .$")1'0 *-+#4.$'1'0 0. $/$. -- Ѷ0)$,0 Ѷ- +- . )//$1 Ѷ*- -'4 3(+' *! style, type, expression, material, or construction method. # #*0. $.1 -)0'-./-0/0- and parts of it were possibly built c. 1832, but an exact build date cannot be determined. This is primarily due to /# 3/ ).$1 '/ -/$*)./#/#1 )( Ѷ including to the house’s exterior appearance and structural system. Alterations to the exterior of /# #*0. #1 obscured much of the potential historical fabric on the exterior of the building (i.e., cladding materials), and alterations to the ./-0/0-'.4./ (җ.*. -1 $)/# . ( )/Ҙ include a range of structural member types (e.g., /$( -)%&+*./.Ҙ/#/.0"" ./ #)" ҝ- +' ( )/*1 -/$( ѵ Therefore, it is possible that parts of the house were constructed/assembled in the early- to mid- 19th )/0-4Ѹ#*2 1 -Ѷ much of the house was regularly modified throughout the 19th and 20th centuries, so a built date cannot be determined *)'0.$1 '4ѵ # - "0'-(*$!$/$*).#1 '.* affected the heritage integrity of the building (see Section 5.6.3). Page 310 of 407 Project # LHC516 May 2025 74 Criteria Criteria Met Justification At present, the house does not clearly represent a specific style, type, expression, material, or construction method (see Section 4.5, Section 5.3, and Section 5.6). 2. TThe property has design 1'0 *-+#4.$'1'0 because it displays a high degree of craftsmanship or artistic merit. No This criterion is not met. The Property does not #1 .$")1'0 *-+#4.$'1'0 0. $/ displays a high degree of craftsmanship or artistic ( -$/ѵ# - $.)* 1$ ) /*.0"" .//#//# Property meets this criterion (see Section 5.3). 3. TThe property has design 1'0 *-+#4.$'1'0 because it demonstrates a high degree of technical or .$ )/$!$#$ 1 ( )/ѵ No This criterion is not met. The Property does not #1 .$")1'0 *-+#4.$'1'0 0. $/ demonstrates a high degree of technical or .$ )/$!$#$ 1 ( )/ѵ# - $.)* 1$ ) /* suggest that the Property meets this criterion (see Section 5.3). 4. TThe property has historical 1'0 *-..*$/$1 1'0 because it has direct associations with a theme, 1 )/Ѷ '$ !Ѷ+ -.*)Ѷ /$1$/4Ѷ*-")$5/$*)*- institution that is ssignificant to a community. No This criterion is not met. The Property does not #1 #$./*-$'*-..*$/$1 1'0 0. $/#. $- /..*$/$*).2$/#/# ( Ѷ 1 )/Ѷ '$ !Ѷ + -.*)Ѷ/$1$/4Ѷ*-")$5/$*), or institution that is significant to a community. The Property is most closely associated with the Wells family, notably William (1760-1835), Jacob (1797-1887), and Henry (1839-1919), who owned it from 1817 until 1910. During their ownership, the -*+ -/42.0. .!-(ѵ# - $.)* 1$ ) to sugges//#//# . *2) -.2 - $)1*'1 $) anything other than farming on the Property, in the Village/Town of Aurora, or in Whitchurch Township. Additionally, although farming was a #$./*-$''4- ' 1)//$1$/4$)#$/#0-# Township, it was widespread and common (see Section 4.3, Section 4.4, and Section 4.5). Page 311 of 407 Project # LHC516 May 2025 75 Criteria Criteria Met Justification 5. TThe property has historical 1'0 *-..*$/$1 1'0 because it yields, or has the potential to yield, information that contributes to an understanding of a community or culture. No This criterion is not met. The Property does not #1 #$./*-$'1'0 *-..*$/$1 1'0 0. it yields, or has the potential to yield, information that contributes to an understanding of a *((0)$/4*-0'/0- ѵ# - $.)* 1$ ) /* suggest that the Property meets this criterion (see Section 4.5). 6. TThe property has historical 1'0 *-..*$/$1 1'0 because it demonstrates or - !' /./# 2*-&*-$ .*! an architect, artist, builder, designer or theorist who is significant to a community. No This criterion is not met. The Property does not #1 #$./*-$'*-..*$/$1 1'0 0. $/ (*)./-/ .*-- !' /./# 2*-&*-$ .*!) architect, artist, builder, designer, or theorist who is significant to a community. / (*./'$& '4/#/ the house was built by Jacob Wells. There is no 1$ ) /*.0"" .//#/# 2.)architect, artist, builder, designer, or theorist who was significant to a community (see Section 4.5). 7. TThe property has *)/ 3/0'1'0 0. $/ is important in defining, maintaining or supporting the character of an area. No This criterion is not met. The Property does not #1 *)/ 3/0'1'0 0. $/$.$(+*-/)/$) defining, maintaining, or supporting the character of an area. The Property’s immediate and wider contexts are composed of residential, commercial, and open s+ )/# 4'&a *# .$1 Ѷ0)$!*-(#-/ -ѵ*-$)"'4Ѷ/# - $. no discernable character that the Property supports (see Section 5.1). 8. TThe property has *)/ 3/0'1'0 0. $/ is physically, functionally, 1$.0''4*-#$./*-$''4'$)& to its surroundings. No This criterion is not met. The Property does not #1 *)/ 3/0'1'0 0. $/$.+#4.$''4Ѷ !0)/$*)''4Ѷ1$.0''4Ѷ*-#$./*-$''4'$)& /*$/. surroundings. The Property comprised part of a farm in the 19th and early 20th centuries. 1 -/$( as parts of the property were sold and the current lot was created the historic setting of the property was changed. The organization of space changed Page 312 of 407 Project # LHC516 May 2025 76 Criteria Criteria Met Justification from a farm complex to a residential lot. At +- . )/Ѷ/# - $.)* 1$ ) /*.0"" .//#/it is '$)& /*$/..0--*0)$)" (see Section 4.5 and Section 5.3). 9. TThe property has *)/ 3/0'1'0 0. $/ $.')(-&ѵ No This criterion is not met. The building on the -*+ -/4$.)*/')(-&Ѷ2#$#$. !$) 4 the MCM as being: ҂ѹ- *")$5' )/0-'*-#0()-made feature used for a point of reference that helps orienting in a familiar or unfamiliar )1$-*)( )/Ѹ$/(4(-&) 1 )/*- 1 '*+( )/Ѹ$/(4 *).+$0*0.ѵ҃87F 88 The Property is 1 -)0'-#*0. *).#*-/ local road. # - $.)* 1$ ) /*.0"" .//#/ this criterion is met (see Section 5.3). 6.1 SUMMARY OF EVALUATION In LHC’s professional opinion, the Property at 8 Kennedy Street East ddoes not meet any of the criteria defined in O. Reg. 9/06 and is therefore nnot eligible !*-$)$1$0' .$")/$*) under Section 29 Part IV of the OHA. 88 $)$./-4*!$/$5 ).#$+)0'/$0'/0-'$.(Ѷ҂/)-.о0$ '$) .!*-*). -1/$*)*!-*1$)$' -$/" +-*+ -/$ .Ѷ -$/" )/$!$/$*)о1'0/$*)-* ..Ѷ҃рцѵ Page 313 of 407 Project # LHC516 May 2025 77 7 CONCLUSION LHC was retained on 17 March 2025 by Stellar Homes Inc. to prepare a CHER for the property at 8 Kennedy Street East in the Town of Aurora, Ontario. #$. 1'0/ ./# -*+ -/4!*-CHVI using O. Reg. 9/06 under the OHA. It has been +- +- .+-/*!/# +-* ../*- (*1 /# -*+ -/4!-*(/# *2)ҁ.Register of Properties of Cultural Heritage Value or Interest. In LHC’s professional opinion, the Property at 8 Kennedy Street East ddoes not meet any of the criteria defined in O. Reg. 9/06 and is therefore nnot eligible !*-$)$1$0' .$")/$*) under Section 29 Part IV of the OHA. Page 314 of 407 Project # LHC516 May 2025 78 8 SIGNATURESS Sincerely, Ben Daub, MA RPP MCIP CAHP Intern Intermediate Heritage Planner Benjamin Holthof, MPl MMA RPP MCIP CAHP Senior Heritage Planner Page 315 of 407 Project # LHC516 May 2025 79 9 REFERENCES Bellegarde, D., 2003, “Indian Claims Commission - Mississaugas of the New Credit First /$*) ),0$-4*-*)/*0-#. '$(Ѷ҃ .. рх+-$'спсфѶ https://publications.gc.ca/collections/collection_2007/icc-cri/RC21-1-9-2E.pdf. Canada’s Historic Places, 2010, ҂/)-.)0$ '$) .!*-/# *). -1/$*)*! $./*-$ Places in Canada,҃ accessed 24 February 2025, https://www.historicplaces.ca/media/18072/81468-+-&.-s+g-eng-web2.pdf. Department of Militia and Defence, 1914, *+*"-+#$+)/-$*-&#(# /ѵ# / 30 M/14. Edition 1. Scale 1:63,360, ҂#*'-. *+*-/'҃ѵDigitized map accessed 16 April 2025. https://geo.scholarsportal.info/#r/details/_uri@=HTDP63360K030M14_1914TIFF&_ add:true_nozoom:true. Department of Militia and Defence, 1917, *+*"-+#$+)/-$*-&#(# /ѵ# / 30 M/14. Edition 2. Scale 1:63,360, ҂#*'-. *+*-/'҃ѵDigitized map accessed 16 April 2025. https://geo.scholarsportal.info/#r/details/_uri@=HTDP63360K030M14_1917TIFF&_ add:true _nozoom:true. Department of Militia and Defence, 1922, *+*"-+#$+)/-$*-&#(# /ѵ# / 30 M/14. Edition 3. Scale 1:63,360. ҂#*'-. *+*-/'҃ѵDigitized map accessed 16 April 2025. https://geo.scholarsportal.info/#r/details/_uri@=HTDP63360K030M14_1922TIFF&_ add:true_nozoom:true. Department of National Defence, 1936, -&#()/-$*ѵ# /тпҝруѵ$/$*)хѵ' рѷхтѶтхпѵ҂#*'-. *+*-/'҃ѵDigitized map accessed 16 April 2025. https://geo.scholarsportal.info/#r/details/_uri@=HTDP63360K030M14_1936_MBTIF F&_add:true_nozoom:true. Ellis, C. and Deller, D.B. 1990, “Paleo- )$).Ѷ҃$)# -# *'*"4*!*0/# -))/-$*/* A.D. 1650, ed. Christopher Ellis and Neal Ferris (London, ON: Ontario Archaeological Society, London Chapter, 1990). English Heritage, 2008, ҂*). -1/$*)-$)$+' .ѷ*'$$ .)0$) !*-/# 0./$)' )" ( )/*!/# $./*-$)1$-*)( )/Ѷ҃#//+.ѷҝҝ#$./*-$ )"')ѵ*-"ѵ0&ҝ$(" .- **&.ҝ+0'$/$*).ҝ*). -1/$*)-principles-sustainable-management-historic- )1$-*)( )/ҝ. Page 316 of 407 Project # LHC516 May 2025 80 Family Search, n.d., ҂0-*-ѵ3.. ..( )/ *-.Ѷ3*'' /*-Ѿ.*''.Ѷ҃$'( Number/Image Group Number: 008661907, #//+.ѷҝҝ222ѵ!($'4. -#ѵ*-"ҝ-&ѷҝхршптҝтѷрѷт -F3CK- х фѼ1$ 2ۙ$) 3о/$*)ۙ1$ 2оۙуртпппцо')"ۙ ). *Ѷ#.ѵѵршпу- 1ѵршртѵ0-*-)/ѵ# /хѵ' рѷхппѵ *1 -)( )/*!' -/ѶспрпѶ҂1'0/$)" $./*-$' .Ѹ'$"$$'$/4Ѷ$")$!$) ) )/ "-$/4Ѷ҃+!ѵ &.*)Ѷ ѵѶ҂2.*)- &ѷ)-'4**')$/ $)*0/#- )/-')/-$*Ѷ҃)/-$* Archaeology 33:12–тсѸ-& -Ѷ ѵѵѵ# $/5" -'$/ ѷ*)-Meadowood Early Woodland Site in Southwestern Ontario. Canadian Journal of Archaeology 21(2):121–148. Johnston, J. 1972, ҂0-*-ѷ /.-'4 "$))$)".Ѷ҃0-*- )/ ))$'*(($// . 1'' ѶѵѶ2005, ҂--*20" $'24.*!)Ѷ҃$/5# )-4о#$/ .$ Ѷ-&#(Ѷ ON. McClure Gillham, E., 1975, ҂-'4 //' ( )/*!$)"*2).#$+Ѷ)/-$*Ѷ҃0'$.# 4 Author, King City, ON. #//+.ѷҝҝ$"$/'*'' /$*).ѵ0'"-4ѵҝ-#$1 ҝ-'4- settlements-of-King-Township--Ontario-2R3BF1FJI1ASO.html. Miles & Co. 1878. Whitchurch. Scale 60 chains to 1 inch. “The Canadian County Atlas Digital -*% /҃ѵ$"$/$5 (+ѵ .. ш+-$'спсфѵ Ministry of Citizenship and Multiculturalism, 2006, ҂ -$/" -*+ -/41'0/$*)Ѷ)/-$* -$/" **'$/Ѷ҃prepared by the Ministry of Culture, (Ottawa: Queen’s Printer for Ontario). Ministry of Citizenship and Multiculturalism, 2006, ҂ -$/" -*+ -/41'0/$*)ѷ0$ /* $./$)"Ѷ . -#$)"Ѷ)1'0/$)"0'/0-' -$/" -*+ -/4$))/-$* *((0)$/$ .Ѷ҃сппхѶ+- +- 4/# $)$./-4*!0'/0- Ѷҗ//2ѷ0 )ҁ.-$)/ - for Ontario). Ministry of Citizenship and Multiculturalism, спср-ȅѶ҂ -$/" -*+ -/41'0/$*)ѷ 0$ /* $./$)"Ѷ . -#$)"Ѷ)1'0/$)"0'/0-' -$/" -*+ -/4$))/-$* Communities,҃prepared by the Ministry of Culture, (Ottawa: Queen’s Printer for Ontario), https://prod- )1$-*)( )/'-registry.s3.amazonaws.com/2021- 05/HPE_FINAL%20DRAFT-compressed.pdf. Mississaugas of the Credit First Nation, 2020, “The Toronto Purchase Treaty No. 13 (1805),҃ accessed 16 April 2025, https://mncfn.ca/the-toronto-purchase-treaty-no-13-1805/. Page 317 of 407 Project # LHC516 May 2025 81 Mitchell, J., 1950, ҂# //' ( )/*!*-&*0)/4Ѷ҃*-*)/*Ѷѷ#-/ -.0'$.#$)"ѵ 0'1)4ѶѵѵѶ1885, ҂ $./*-4*!*-*)/*)*0)/4*!*-&Ѷ)/-$*Ѷ҃ѵ'& //*$).*)Ѷ Toronto, ON. /$*)'-& -1$ Ѷ1997, ҂ *2/*1'0/ /# )/ "-$/4*!Property,҃#+/ - $) National Register Bulletin, How to Apply the National Register Criteria for 1'0/$*)Ѷѵѵ +-/( )/*!/# )/ -$*-Ѷ/$*)'-& -1$ Ѷ0'/0-' Resources. Ontario, 1970, ҂фп# "$*)'0)$$+'$/4*!*-&/ѶршцпѶѿ)/-$*ѷ))0'//0/ .ѷ Vol. 1970, Article 52. #//+.ѷҝҝ$"$/'*((*).ѵ*."** ѵ4*-&0ѵҝ*)/-$*Ҕ.//0/ .ҝ1*'ршцпҝ$..рҝфс. -*1$) *!)/-$*Ѷр)0-4спстѶ҂)/-$* "0'/$*)шҝпхѷ-$/ -$!*- / -($)$)" 0'/0-' -$/" '0 *- )/ - ./Ѷ҃ .. су -0-4спсфѶ https://www.ontario.ca/laws/regulation/060009. -*1$) *!)/-$*Ѷтр-#спсфѶ҂'))$)"/ѶѵѵѵршшпѶѵѵртѶ҃ .. рц+-$' 2025, https://www.ontario.ca/laws/statute/90p13. -*1$) *!)/-$*Ѷу ( -спсуѶ҂)/-$* -$/" /ѶѵѵѵршшпѶѵѵрчѵѶ҃ accessed 17 March 2025, https://www.ontario.ca/laws/statute/90o18. -*1$) *!)/-$*Ѷ/* -спсуѶ҂-*1$)$''))$)"// ( )/Ѷ҃ .. рц+-$' 2025, https://www.ontario.ca/files/2024-10/mmah-+-*1$)$'-planning-statement- en-2024-10-23.pdf. Smith, G.H., 1849, ҂($/#ҁ.)$)5 // -Ѷ҃0'$.# 4 )-4*2. ''Ѷ*-*)/*Ѷѵ #//+.ѷҝҝ222ѵ)$)ѵҝ1$ 2ҝ**$#(ѵушчхрҝх. Stegmann. 1802. Whitchurch. Scale 40 chains – 1 inch. Digitized map. Toronto Railway Historical Association, n.d., ҂*-/# -)$'24*!)Ѷ҃ .. рф April 2025, https://www.trha.ca/trha/history/railways/northern-railway-of-canada/. *-*)/* "$*)*). -1/$*)0/#*-$/4ѶсппрѶ҂#+/ -тѷ$-.//$*).Ѷ҃$)- )$)"0- / -.# .ѷ 1$/'$5/$*)/-/ "$ .!*-/*$*& )$($*- &.Ѷ+- +- 4 /# *-*)/* "$*)*). -1/$*)0/#*-$/4җ*-*)/*ѶҘѵ *2)*!0-*-Ѷ)0-4спсуѶ҂*2)*!0-*-Ȃ$$'')Ѷ҃ .. рх+-$'спсфѶ https://www.aurora.ca/en/your-"*1 -)( )/ҝ- .*0- .ҝ 1 '*+( )/- planning/Combined-OP_Jan-19-2024---Clean_Version.pdf. Page 318 of 407 Project # LHC516 May 2025 82 *2)*!0-*-Ѷ)ѵѵѶ҂ 0-*-ѷ $./*-$0-*-0.$) ..2) -.Ѷ҃ .. рх+-$'спсфѶ https://www.aurora.ca/en/business-and- 1 '*+( )/ҝ$)-aurora.aspx#Richard- Machell-1793-1868-. - ($) Ѷѵѵрчхпѵ- ($) ҁ.+*!/# *0)/4*!*-&) ./ѵ“Ontario $./*-$'*0)/4+.҃ѵ$"$/$5 (+ѵ .. ш+-$'спсфѵ #//+.ѷҝҝ(+.ѵ'$--4ѵ0/*-*)/*ѵҝ#"$.ҝ*0)/4(+.ҝ4*-&ҝпппфѵ%+". ) -2-$/ -.ҁ0-1 40- 0ѵршхпѵ0-*-)/ѵ# /шѵ Watson, G., 1982, “Prehistoric Peoples of the Rideau / -24Ѷ҃$)-# *'*"$' Historical Symposium: October 2-3, Rideau Ferry, Ontario, edited by F.C.L. Wyght, pp. 24–55. Lombardy, Ontario. *-& "$*) ) "$./-4Ȃ$ Ѷ)ѵѵѶ҂ җхфҘѶѶ**&уфпѶ҃ .. April 9, 2025, #//+.ѷҝҝ222ѵ*)')ѵҝ0$ҝхфҝ**&.ҝцруфчҝ1$ 2 -ҝрцчхштухѼ+" ۙр. *-& "$*) ) "$./-4Ȃ$ , n.d., “YORK REGION (65), WHITCHURCH; STOUFFVILLE; Ѷ**&стрѸ рѸ црчхѶ҃ .. +-$'ш, 2025, #//+.ѷҝҝ222ѵ*)')ѵҝ0$ҝхфҝ**&.ҝцсручҝ1$ 2 -ҝтрчшфпуѼ+" ۙр. *-& "$*)Ѷршфуѵ*-& "$*) $./*-$' (" -4җршфуҘѵ҂$.*1 -*-&҃ѵ (+ѵ Accessed 9 April 2025. #//+.ѷҝҝ++.ѵ4*-&(+.ѵҝ1 -/$"$../0$*ҝ2 ҝѼ++ۙчх црчтупрхчру шххшпч a8b7a9. *-& "$*)Ѷршцчѵ*-& "$*) $./*-$' (" -4җршцчҘѵ҂$.*1 -*-&҃ѵ (+ѵ Accessed 9 April 2025. #//+.ѷҝҝ++.ѵ4*-&(+.ѵҝ1 -/$"$../0$*ҝ2 ҝѼ++ۙчх црчтупрхчру шххшпч a8b7a9. *-& "$*)Ѷршччѵ*-& "$*) $./*-$' (" -4җршччҘѵ҂$.*1 -*-&҃ѵ (+ѵ Accessed 9 April 2025. #//+.ѷҝҝ++.ѵ4*-&(+.ѵҝ1 -/$"$../0$*ҝ2 ҝѼ++ۙчх црчтупрхчру шххшпч a8b7a9. *-& "$*)Ѷршшшѵ*-& "$*) $./*-$' (" -4җршшшҘѵ҂$.*1 -*-&҃ѵ (+ѵ Accessed 9 April 2025. #//+.ѷҝҝ++.ѵ4*-&(+.ѵҝ1 -/$"$../0$*ҝ2 ҝѼ++ۙчх црчтупрхчру шххшпч a8b7a9. *-& "$*)Ѷсппсѵ*-& "$*) $./*-$' (" -4җсппсҘѵ҂$.*1 -*-&҃ѵ (+ѵ Accessed 9 April 2025. #//+.ѷҝҝ++.ѵ4*-&(+.ѵҝ1 -/$"$../0$*ҝ2 ҝѼ++ۙчх црчтупрхчру шххшпч Page 319 of 407 Project # LHC516 May 2025 83 a8b7a9. *-& "$*)Ѷсппфѵ*-& "$*) $./*-$' (" -4җсппфҘѵ҂$.*1 -*-&҃ѵ (+ѵ Accessed 9 April 2025. #//+.ѷҝҝ++.ѵ4*-&(+.ѵҝ1 -/$"$../0$*ҝ2 ҝѼ++ۙчх црчтупрхчру шххшпч a8b7a9. *-& "$*)Ѷспсуѵ*-& "$*) $./*-$' (" -4җспсуҘѵ҂$.*1 -*-&҃ѵ (+ѵ Accessed 9 April 2025. #//+.ѷҝҝ++.ѵ4*-&(+.ѵҝ1 -/$"$../0$*ҝ2 ҝѼ++ۙчх црчтупрхчру шххшпч a8b7a9. *-& "$*)Ѷ0) спсуѶ҂*-& "$*)Ȃ$$'')Ѷ҃ .. рх+-$'спсфѶ #//+.ѷҝҝ222ѵ4*-&ѵҝ4*-&-region/regional-*Ȃ$$'-plan. *-& "$*)Ѷ*-& "$*) $./*-$' (" -4җршцпҘѵ҂$.*1 -*-&҃ѵ (+ѵ .. ш April 2025. #//+.ѷҝҝ++.ѵ4*-&(+.ѵҝ1 -/$"$../0$*ҝ2 ҝѼ++ۙчх црчтупрхчру шххшпч a8b7a9. Page 320 of 407 Project # LHC516 May 2025 84 APPENDIX A Qualifications Ben Daub, MA RPP MCIP CAHP Intern – Intermediate Heritage Planner Ben Daub is an intermediate heritage planner with LHC. He holds a Bachelor of Applied Technology in Architecture – Project and Facility Management from Conestoga College and ./ -*!-/.$)'))$)"!-*(/# )$1 -.$/4*!/ -'**ѵ $.(./ -ҁ./# .$.)'45 the relationship between urban intensification and the ongoing management of built heritage resources using a mixed methods approach. During his academic career, Ben "$) /$' 0) -./)$)"*!/# 0$'/ )1$-*)( )//#-*0"# 3+*.0- /* architectural, engineering, and urban planning principles and processes. His 0) -./)$)"*!/# 0$'/ )1$-*)( )/-)" .!-*(0$'$)".+ $!$(/ -$'.) ( /#*./*'-" .' +'))$)"$)$/$/$1 .ѵ )#. )/# +-$(-4*-*)/-$0/$)"0/#*-*!*1 -хп/ #)$'0'/0-'# -$/" - +*-/.2$/# ѵ #.2*-& *) -$/" (+/.. ..( )/.Ѷ0'/0-' -$/" 1'0/$*) +*-/.Ѷ)1$-*)( )/'.. ..( )/.Ѷ -$/" *). -1/$*)$./-$//0$ .Ѷ )0)$$+' -$/" "$./ - 1$ 2.ѵ #.2*-& 2$/#+-*+ -/$ .2$/#0'/0-' # -$/" 1'0 - *")$5 //# (0)$$+'Ѷ- "$*)'Ѷ+-*1$)$'Ѷ)! -'' 1 '.)#. prepared reports for urban, suburban, and rural sites. )$/$*)/*#$.2*-&/ Ѷ )$)./-0/./# -))*((0)$/4'))$)"*0-. $) Conestoga College’s Architecture – Project and Facility Management degree program and has presented his master’s thesis research at ICOMOS Canada’s Next Generation: Research !-*()$)( -"$)"-*! ..$*)'. 1 )/ѵ )$. "$./ - -*! ..$*)'')) - (RPP), full member with the Ontario Professional Planners Institute (OPPI), full member with the Canadian Institute of Planners (MCIP), and an intern member of the Canadian Association of Heritage Professionals (CAHP). Christienne Uchiyama, MA CAHP - Principal LHC #-$./$ )) #$4( $.-$)$+'))" -*! -$/" *).0'/$)" -1$ . with LHC. She is a Heritage Consultant and Professional Archaeologist (P376) with more /#)/2* .*! 3+ -$ ) 2*-&$)"*)0'/0-'# -$/" .+ /.*!+'))$)") 1 '*+( )/+-*% /.ѵ# - $1 # -$) -$/" *). -1/$*)!-*(-' /*) )$1 -.$/4#**'*!)$)/0$ .ѵ -/# .$. 3($) /# $ )/$!$/$*)) .. ..( )/*!$(+/.*)0'/0-'# -$/" - .*0- .$)/# *)/ 3/*!)1$-*)( )/' Assessment. Page 321 of 407 Project # LHC516 May 2025 85 #-$.#.+-*1$ -# *'*"$')# -$/" *). -1/$*)1$ Ѷ.0++*-/) 3+ -/$. as a member of numerous multi-disciplinary project teams for projects across Ontario, including such major projects as: all phases of archaeological assessment at the Canadian War Museum site at LeBreton Flats, Ottawa; renewable energy projects; natural gas pipeline routes; railway lines; hydro powerline corridors; and highway/road realignments. She has completed more than 300 cultural heritage technical reports for de1 '*+( )/ +-*+*.'./''' 1 '.*!"*1 -)( )/Ѷ$)'0$)"0'/0-'# -$/" 1'0/$*)- +*-/.Ѷ heritage impact assessments, and archaeological licence reports and has a great deal of 3+ -$ ) 0) -/&$)"+ -- 1$ 2.ѵ -.+ $'/$ .$)'0 /# 1 '*pment of Cultural -$/" 1'0/$*) +*-/.Ѷ0) -*/#ѵ "ѵшҝпх)рпҝпхѶ) -$/" (+/ Assessments. Benjamin Holthof, MPl MMA RPP MCIP CAHP – Senior Heritage Planner Ben Holthof is a heritage consultant, planner and marine archaeologist with experience 2*-&$)"$)# -$/" *).0'/$)"Ѷ-# *'*"4))*/-for-profit museum sectors. He holds a ./ -*!-)) "$*)''))$)" "- !-*(0 ).)$1 -.$/4Ѹ./ -*f -$/$( -# *'*"4 "- !-*('$) -.)$1 -.$/4*!*0/#0./-'$Ѹ# '*-*! -/. "- $)-# *'*"4!-*($'!-$ 0-$ -)$1 -.$/4Ѹ) -/$!$/ $)0. 0( Management and Curatorship from Fleming College. Ben has consulting experience in heritage planning, cultural heritage screening, 1'0/$*)Ѷ# -$/" $(+/.. ..( )/Ѷ0'/0-'./-/ "$+'))$)"Ѷ0'/0-'# -$/" +*'$4- 1$ 2Ѷ#$./*-$- . -#)$)/ -+- /$1 +'))$)"ѵ #. )+-*% /()" r for heritage consulting projects including archaeological management plans and heritage *). -1/$*)$./-$/./0$ .ѵ )#.'.*+-*1$ # -$/" +'))$)".0++*-//* (0)$$+'$/$ .$)'0$)"2*-&*)# -$/" + -($/++'$/$*).Ѷ2*-&2$/#(0)$$+' h -$/" *(($// .Ѷ'*)"2$/#- 1$ 2)1$ *)(0)$$+'0'/0-'# -$/" +*'$4 )+-* ..ѵ $.2*-&#.$)1*'1 2$ -)" *!0'/0-'# -$/" - .*0- .$)'0$)"*) cultural landscapes, institutional, industrial, commercial, and residential sites as well as $)!-./-0/0- .0#.2#-1 .Ѷ-$" .)(.ѵ )2.+- 1$*0.'40'/0-' -$/" Specialist with Golder Associates Ltd. from 2014-2020. )$. 3+ -$ ) $)(0. 0()-#$1 *'' /$*).()" ( )/Ѷ+*'$4 1 '*+( )/Ѷ 3#$$/ 1 '*+( )/)+0'$$)/ -+- //$*)ѵ #.2-$// )(0. 0(+*'$4Ѷ./-/ "$ +').Ѷ$)/ -+- /$1 +').)$../ -()" ( )/+').ѵ #. )0-/*-//# -$) 0. 0(*!/# - / & ./$)"./*)Ѷ/# $''4$.#*+ *( )0. 0(Ѷ) the Owen Sound Marine and Rail Museum. These sites are in historic buildings, and he is &)*2' " ' 2$/# 3/ ).$1 *'' /$*)./#/$)'0 '-" -/$!/.including ships, */.Ѷ-$'24-.Ѷ)'-" -/$!/.$)0)$,0 *)$/$*).2$/#.+ $'$5 *). -1/$*) Page 322 of 407 Project # LHC516 May 2025 86 concerns. )$.'.*(-$/$( -# *'*"$./#1$)"2*-& *)/ -- ./-$')0) -2/ -.$/ .$) Ontario and Australia. He has an Applied Research archaeology license from the *1 -)( )/*!)/-$*җрпхсҘѵ $.+-*! ..$*)'( ( -*!/# )$)..*$/$*) of Heritage Professionals (CAHP). Jordan Greene, BA (Hons) – Mapping Technician Jordan Greene, BA joined LHC as a mapping technician following the completion of her undergraduate degree. In addition to completing her B.A. in Geography at Queen’s )$1 -.$/4Ѷ*-)'.**(+' / -/$!$/ .$) *"-+#$ )!*-(/$*)$ ) ) Urban '))$)"/0$ .ѵ0-$)"# -2*-&2$/# *-)#. )' /*/-).$/$*)# - academic training into professional experience and has deepened her understanding of the applications of GIS in the fields of heritage planning and archaeology. Jordan has c*)/-$0/ /**1 -рпп/ #)$'./0$ .)#.*(+' / (++$)"!*-+-*% /. $)'0$)"Ѷ0/)*/'$($/ /*Ѷ0'/0-'# -$/" .. ..( )/.) 1'0/$*).Ѷ -# *'*"$'.. ..( )/.Ѷ )1$-*)( )/'.. ..( )/.Ѷ# -$)".Ѷ)*). -1/$*) studies. In addi/$*)/* 2*-&.# #.*(+' / !*-./0$ .*-)#. "0) 1 '*+$)"$)/ -/$1 (+.)*)'$) /**'./#/*)/-$0/ /* ҁ.$)/ -)'/ ()" ( )/ѵ )спср*-) ")/$)"./# # '/#).! /4- +- . )//$1 !*- ѵ Page 323 of 407 Project # LHC516 May 2025 87 APPENDIX B Glossary !$)$/$*).- . *)/#*. +-*1$ $)/# -*1$)$''))$)"// ( )/ (PPS), Ontario Heritage Act (OHA), the *-& "$*)Ȃ$$'') (YROP), and the Town of Aurora Ȃ$$'') (OP). Adjacent means those lands contiguous to a protected heritage property or as otherwise !$) $)/# (0)$$+'*Ȃ$$'+') (PPS). Adjacent means lands contiguous to cultural heritage resources. The extent of the adjacent ').(4 - *(( ) 4/# -*1$) *-. *)(0)$$+'++-*# .2#$# #$ 1 /# .( *% /$1 җYROP). Adjacent generally, adjacent lands are considered to be within 120m from any part of the feature (OP). Alter ( )./*#)" $))4()) -)$)'0 ./*- ./*- Ѷ- )*1/ Ѷ- +$-Ѷ*-$./0-ѵ ҂'/ -/$*)҃#.*-- .+*)$)"( )$)"җOHA). Archaeological Assessment .0-1 40) -/& )4+-*1$)$''4'$ ). -# *'*"$.//* $ )/$!4)-# *'*"$'.$/ )Ѷ/*/# 3/ )/- ,0$- Ѷ/# 0'/0-'# -$/" 1'0 *- $)/ - ./*!/# .$/ )++'$' ($/$"/$*)( .0- .ѵ# - - !*0-' 1 '.*!.+ $'/4-*+ areas that are specific to the circumstances, a Stage 1, Stage 2, Stage 3 or Stage 4 -# *'*"$'.. ..( )/Ѷ #*!2#$#$.- ,0$- .*(+' / 4+-*1$)$''4'$ ). -# *'*"$./$)*-) 2$/#/# 0-- )/-*1$)$' - ,0$- ( )/.Ѷ./)-.) "0$ '$) .++'$' /*+-*1$)$''4'$ ). -# *'*"$./.җYROP). -# *'*"$'$ '2*-& )4/$1$/4--$ *0/*)Ѷ*1 *-0) -')*-2/ -!*-/# +0-+*. *!*/$)$)")*0( )/$)"/Ѷ- *1 -$)"-/$!/.)- ($).*-'/ -$)") -# *'*"$'.$/ )$)'0 .(*)$/*-$)"Ѷ.. ..$)"Ѷ 3+'*-$)"Ѷ.0-1 4$)"Ѷ- *1 -$)") 31ting (YROP). Archaeological Resources includes artifacts, archaeological sites and marine archaeological .$/ .Ѷ. !$) 0) -/# )/-$* -$/" /ѵ# $ )/$!$/$*)) 1'0/$*)*!.0# resources are based upon archaeological assessments carried out by archaeologists licensed under the Ontario Heritage Act (PPS). Archaeological Resources includes artifacts, archaeological sites, marine archaeological sites, . !$) 0) -/# )/-$* -$/" /ѵ# $ )/$!$/$*)) 1'0/$*)*!.0#- .*0- . - . 0+*)-# *'*"$'!$ '2*-&0) -/& )$)*-) 2$/#/# )/-$* -$/" Act (YROP). Page 324 of 407 Project # LHC516 May 2025 88 Archaeological Resources means includes artifacts, archaeological sites and marine -# *'*"$'.$/ .ѵ# $ )/$!$/$*)) 1'0/$*)*!.0#- .*0- .- . 0+*) -# *'*"$'!$ '2*-&0) -/& )$)*-) 2$/#/# )/-$* -$/" /ѵ(OP). Archaeological Sites means any property that contains an artifact or any other physical 1$ ) *!+./#0()0. *-/$1$/4/#/$.*!0'/0-'# -$/" 1'0 *-$)/ - ./җYROP). Areas of Archaeological Potential means - .2$/#/# '$& '$#**/**)/$)-# *'*"$' - .*0- .Ѷ. 1'0/ 0.$)"/# +-* .. .)-$/ -$/#/- ./'$.# 0) -/# Ontario Heritage Act (PPS). Areas of Archaeological Potential means a- .2$/#/# '$& '$#**/**)/$)-# *'*"$' - .*0- .ѵ-$/ -$!*- / -($)$)"-# *'*"$'+*/ )/$'- ./'$.# 4/# -*1$) Ѷ 0/(0)$$+'++-*# .2#$##$ 1 /# .( *% /$1 .(4'.* 0. ѵ Archaeological potential is confir( /#-*0"#-# *'*"$'!$ '2*-&0) -/& )$) accordance with the Ontario Heritage Act (OP). Built Heritage Resource means a building, structure, monument, installation or any manufactured or constructed part or remnant that contributes to a property’s cultural # -$/" 1'0 *-$)/ - ./.$ )/$!$ 4*((0)$/4Ѷ$)'0$)") )$" )*0.*((0)$/4 (PPS). Built Heritage Resource means a building, structure, monument, installation or any manufactured or constructed part or remnant that contributes to a property’s cultural # -$/" 1'0 *-$)/ - ./.$ )/$!$ 4*((0)$/4Ѷ$)'0$)") )$" )*0.*((0)$/4ѵ Built heritage resources are located on property that may be designated under Parts IV or V of /# )/-$* -$/" /Ѷ*-/#/(4 $)'0 *)'*'Ѷ+-*1$)$'Ѷ! -')ҝ*- international registers (YROP). *). -1 means the identification, protection, management and use of built heritage resources, cultural heritage landscapes and archaeological resources in a manner that ).0- ./# $-0'/0-'# -$/" 1'0 *-$)/ - ./$.- /$) ѵ#$.(4 #$ 1 4/# imp' ( )//$*)*!- *(( )/$*).. /*0/$)*). -1/$*)+')Ѷ-# *'*"$' .. ..( )/Ѷ)ҝ*-# -$/" $(+/.. ..( )//#/#. )++-*1 Ѷ +/ *- *+/ 4/# - ' 1)/+'))$)"0/#*-$/4)ҝ*- $.$*)- (& -ѵ$/$"/$1 ( .0- . )ҝ*-'/ -)/$1 1 '*+( )/++-*# .) $)'0 $)/# . +').).. ..( )/. (PPS, YROP). *). -1 means the identification, protection, use and/or management of cultural heritage )-# *'*"$'- .*0- .$).0#.24/#//# $-# -$/" 1'0 .Ѷ//-$0/ .)$)/ "-$/4 - - /$) ѵ#$.(4 - .. /#-*0"#*). -1/$*)')*- -$/" (+/ Statement (OP). Page 325 of 407 Project # LHC516 May 2025 89 Cultural Heritage Landscape ( ). !$) " *"-+#$'- /#/(4#1 )(*$!$ 4#0()/$1$/4)$.$ )/$!$ .#1$)"0'/0-'# -$/" 1'0 *-$)/ - ./4 community, including an Indigenous community. The area may include features such as buildings, structures, .+ .Ѷ1$ 2.Ѷ-# *'*"$'.$/ .*-)/0-' ' ( )/./#/- 1'0 together for their interrelationship, meaning or association. Cultural heritage landscapes may +-*+ -/$ ./#/#1 ) / -($) /*#1 0'/0-'# -$/" 1'0 *-$)/ - ./0) -/# )/-$* -$/" /Ѷ*-#1 )$)'0 *)! -')ҝ*-$)/ -)/$*)'- "$./ -.Ѷ)ҝ*- +-*/ / /#-*0"#*Ȃ$$'+')Ѷ5*)$)"4-law, or other land use planning mechanisms (YROP). Cultural Heritage Landscape means !$) " *"-+#$'- /#/(4#1 )(*$!$ 4#0()/$1$/4)$.$ )/$!$ .#1$)"0'/0-'# -$/" 1'0 *-$)/ - ./4 community, including an Indigenous community. The area may include features such as buildings, structures, spaces, 1$ 2.Ѷ-# *'*"$'.$/ .*-)/0-' ' ( )/./#/- 1'0 together for their interrelationship, meaning or association. Cultural heritage landscapes may +-*+ -/$ ./#/#1 ) / -($) /*#1 0'/0-'# -$/" 1'0 *-$)/ - ./0) -/# )/-$* -$/" /Ѷ*-#1 )$)'0 *)! -')ҝ*-$)/ -)/$*)'- "$./ -.Ѷ)ҝ*- +-*/ / /#-*0"#*Ȃ$$'+')Ѷ5*)$)"4-law, or other land use planning mechanisms (OP). Cultural Heritage Resources means built heritage resources, cultural heritage landscapes and -# *'*"$'- .*0- ./#/#1 ) / -($) /*#1 0'/0-'# -$/" 1'0 *- $)/ - ./!*-/# $(+*-/)/*)/-$0/$*)/# 4(& /**0-0) -./)$)"*!/# #$./*-4*! +' Ѷ) 1 )t, or a people. While some cultural heritage resources may already be identified )$)1 )/*-$ 4*Ȃ$$'.*0- .Ѷ/# .$")$!$) *!*/# -.)*)'4 / -($) ȅ - 1'0/$*)җYROP). Cultural Heritage Resources means built heritage resources, cultural heritage landscapes and -# *'*"$'- .*0- ./#/#1 ) / -($) /*#1 0'/0-'# -$/" 1'0 *- $)/ - ./!*-/# $(+*-/)/*)/-$0/$*)/# 4(& /**0-0) -./)$)"*!/# #$./*-4*! +' Ѷ) 1 )/Ѷ*- people. While some cultural heritage resources may already be identified )$)1 )/*-$ 4*Ȃ$$'.*0- .Ѷ/# .$")$!$) *!*/# -.)*)'4 / -($) ȅ - 1'0/$*) (OP). Heritage Attributes means, as defined under the Ontario Heritage Act, in relation to real property, and to the buildings and structures on the real property, the attributes of the +-*+ -/4Ѷ0$'$)".)./-0/0- ./#/*)/-$0/ /*/# $-0'/0-'# -$/" 1'0 *-$)/ - ./ (PPS). Page 326 of 407 Project # LHC516 May 2025 90 Heritage Attributes means the principal features or elements that contribute to a protected # -$/" +-*+ -/4ҁ.0'/0-'# -$/" 1'0 *-$)/ - ./Ѷ)(4$)'0 /# +-*+ -/4ҁ.0$'/Ѷ *)./-0/ Ѷ*-()0!/0- ' ( )/.Ѷ.2 ''.)/0-'')!*-(.Ѷ1 " //$*)Ѷ2/ - fe/0- .Ѷ)$/.1$.0'. //$)"җ ѵ"ѵ.$")$!$)/1$ 2.*-1$././**-!-*(+-*/ / # -$/" property) (YROP). Protected Heritage Property means property designated under Part IV or VI of the Ontario -$/" /Ѹ+-*+ -/4$)'0 $))- .$")/ .# -$/" *). -1/$*)$./-$/ 0) --/*!/# )/-$* -$/" /Ѹ+-*+ -/4.0% //*# -$/" *). -1/$*) . ( )/*-*1 ))/0) r Part II or IV of the Ontario Heritage Act; property identified by a +-*1$)$'($)$./-4*-+- .-$ +0'$*4.+-*+ -/4#1$)"0'/0-'# -$/" 1'0 *- interest under the Standards and Guidelines for the Cons -1/$*)*!-*1$)$' -$/" Properties; property protected under federal heritage legislation; and UNESCO World Heritage Sites (PPS). Protected Heritage Property means property designated under Parts IV, V or VI of the Ontario Heritage Act; heritage *). -1/$*) . ( )/0) --/. *- *!/# )/-$* -$/" /Ѹѵ +-*+ -/4$ )/$!$ 4/# -*1$) )+- .-$ +0'$*$ ..+-*1$)$'# -$/" +-*+ -/40) -/# /)-.)0$ '$) .!*-*). -1/$*)*!-*1$)$' -$/" Properties; property protected under federal legislation, and UNESCO World Heritage Sites (YROP). Significant Archaeological Resources means resources that, in the opinion of a licensed -# *'*"$./җ)*)!$-( 4/# -*1$) /#-*0"# +/) *!/# -# *'*"$' assessment report in the Ontario Public Register of Archaeological Reports) meet the criteria for determining cultural # -$/" 1'0 *-$)/ - ./. /*0/$)/# /)-.)0$ '$) .!*- Consultant Archaeologists, as amended, and are to be protected from impacts of any sort (YROP). Significant Built Heritage Resources / Significant Cultural Heritage Resources means in regard /*0'/0-'# -$/" )-# *'*"4Ѷ- .*0- ./#/#1 ) / -($) /*#1 0'/0-' # -$/" 1'0 *-$)/ - ./ѵ-* ..)-$/ -$!*- / -($)$)"0'/0-'# -$/" 1'0 *- $)/ - ./- ./'$.# 4/# -*1$) 0) -/# 0/#*-ity of the Ontario Heritage Act (YROP). Significant means, $)- "-/*0'/0-'# -$/" )-# *'*"4Ѷ- .*0- ./#/#1 ) / -($) /*#1 0'/0-'# -$/" 1'0 *-$)/ - ./ѵ-* .. .)-$/ -$!*- / -($)$)"0'/0-'# -$/" 1'0 *-$)/ - ./- ./'$.# 4/# -*1$) 0) -/# authority of the Ontario Heritage Act (PPS) Page 327 of 407 Yonge StreetKennedy Street EastGurnett StreetKennedy Street WestReuben StreetGurnett StreetYonge StreetKennedy Street EastConnaught Avenue15074311011911318161503216108150481212115054150402081171506415010143815150001498072013914988161219150041113721150184439371591119136150174753143321351035614034107515144150371021444331147120144291505514993481301484550104474114113811847139409912411611741150291421223510648364011614987137101418435213311812615005149811225017135105LOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 21/01/2025. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2024, © First Base Solutions Inc., 2024 Orthophotography.kFIGURE 1St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: STELLAR HOMES INC.FILES: ZBA-2024-09SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\Stellar Homes Inc (8 Kennedy St E_ ZBA-2024-09)\Report_Maps_Jan_2025\Report_Maps_8_Kennedy_St_E\Report_Maps_8_Kennedy_St_E.aprx01020MetresPage 328 of 407 Page 329 of 407 Yonge StreetKennedy Street WestReuben StreetGurnett StreetKennedy Street EastConnaught AvenuePDS1(324)PDS1(475)PDS2PDS4(127)PDS4(268)PDS4(334)PDS4(341)PDS4(352)PDS4(47)PDS4(52)R3-SN(497)EPO1O1PDS3(124)EPO1PDS1PDS4R7R7-SN(497)PDS1O1EXISTING ZONINGFIGURE 3Map created by the Town of Aurora Planning and Building Services Department, 21/01/2025. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\Stellar Homes Inc (8 Kennedy St E_ ZBA-2024-09)\Report_Maps_Jan_2025\Report_Maps_8_Kennedy_St_E\Report_Maps_8_Kennedy_St_E.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k02550MetresSubject LandsAPPLICANT: STELLAR HOMES INC.FILES: ZBA-2024-09OPEN SPACE ZONESEnvironmentalProtectionEPPROMENADE ZONESPromenade DowntownShoulder - CentralCommercialPromenade DowntownShoulder - ServiceCommercialPromenade DowntownShoulder - InstitutionalPromenade DowntownShoulder - Special MixedDensity ResidentialPDS4PDS3PDS2PDS1Detached ThirdDensity ResidentialSpecial MixedDensity ResidentialR3R7RESIDENTIAL ZONESPublic Open SpaceO1R7Page 330 of 407 Yonge StreetKennedy Street WestReuben StreetGurnett StreetKennedy Street EastConnaught AvenuePDS1(324)PDS1(475)PDS2PDS4(127)PDS4(268)PDS4(334)PDS4(341)PDS4(352)PDS4(47)PDS4(52)R3-SN(497)EPO1O1PDS3(124)EPO1PDS1PDS4R7R7-SN(497)PDS1O1PROPOSED ZONINGFIGURE 4Map created by the Town of Aurora Planning and Building Services Department, 21/01/2025. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\Stellar Homes Inc (8 Kennedy St E_ ZBA-2024-09)\Report_Maps_Jan_2025\Report_Maps_8_Kennedy_St_E\Report_Maps_8_Kennedy_St_E.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k02550MetresSubject LandsAPPLICANT: STELLAR HOMES INC.FILES: ZBA-2024-09R8(XXX)OPEN SPACE ZONESEnvironmentalProtectionEPPROMENADE ZONESPromenade DowntownShoulder - CentralCommercialPromenade DowntownShoulder - ServiceCommercialPromenade DowntownShoulder - InstitutionalPromenade DowntownShoulder - Special MixedDensity ResidentialPDS4PDS3PDS2PDS1Detached ThirdDensity ResidentialSpecial MixedDensity ResidentialR3R7RESIDENTIAL ZONESPublic Open SpaceO1Townhouse DwellingResidentialR8Page 331 of 407 PROPOSED SITE PLANMap created by the Town of Aurora Planning and Building Services Department, 05/08/2025. Base data provided by Julius Horvath Architecture Inc.FIGURE 5Document Path: J:\data\data\Planning Maps\Stellar Homes Inc (8 Kennedy St E_ ZBA-2024-09)\Report_Maps_Jan_2025\Report_Maps_8_Kennedy_St_E\Report_Maps_8_Kennedy_St_E.aprxAPPLICANT: STELLAR HOMES INC.FILES: ZBA-2024-09kPage 332 of 407 PROPOSED ELEVATIONSMap created by the Town of Aurora Planning and Building Services Department, 22/01/2025. Julius Horvath Architecture Inc.FIGURE 6Document Path: J:\data\data\Planning Maps\Stellar Homes Inc (8 Kennedy St E_ ZBA-2024-09)\Report_Maps_Jan_2025\Report_Maps_8_Kennedy_St_E\Report_Maps_8_Kennedy_St_E.aprxAPPLICANT: STELLAR HOMES INC.FILES: ZBA-2024-09Page 333 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. PDS2 5 -0 83 Subject: Application for Zoning By-law Amendment and Draft Plan of Subdivision 1626238 Ontario Inc. 326 Old Bloomington Road Lot 3, Plan 166 File Numbers: SUB-2023-01, ZBA-2023-01 Prepared by: Katherine Gatzos Department: Planning and Development Services Date: September 9, 2025 Recommendation 1. That Report No. PDS25-083 be received; and 2. That Draft Plan of Subdivision application SUB-2023-01 be approved, as shown in Figure 5, subject to conditions outlined in Appendix ‘A’; and 3. That Zoning By-law Amendment application ZBA-2023-01 be approved to rezone the subject property from “Estate Residential (ER) Zone” to “Detached Fifth Density Residential (R5-570) Exception Zone”, “Public Open Space (O1) Zone” and “Environmental Protection – Oak Ridges Moraine (EP-ORM) Zone”, as outlined in Appendix ‘B’; and 4. That the implementing By-law for ZBA-2023-01 be brought forward to a future Council meeting for enactment; and 5. That 32 persons worth (10 single detached dwellings) of servicing allocation be granted to service the proposed development. Page 334 of 407 September 9, 2025 2 of 13 Report No. PDS25-083 Executive Summary This report seeks Council’s approval to the application for a Draft Plan of Subdivision and Zoning By-law Amendment (subject applications) for the lands located at 326 Old Bloomington Road. Approval of the subject applications will facilitate the development of 10 single detached dwellings on a public road.  The proposed Zoning By-law Amendment seeks to rezone the subject property from Estate Residential (ER) and Environmental Protection – Oak Ridges Moraine (EP-ORM) to Detached Fifth Density Residential (R5-570) Exception Zone and Environmental Protection – Oak Ridges Moraine (EP-ORM).  The proposed development is consistent with the strategic growth and sustainable planning policies of the PPS and the LSPP.  The proposed development conforms to the policy directions from the Province, Region, and Town.  The proposed applications implement Official Plan policies related to density, municipal servicing, and preservation of natural spaces.  The proposed development is permitted within the “Cluster Residential” designation and is to be developed on full urban services as required by OPA 34.  The applicant has submitted conceptual Block Plan options illustrating future lot patterns, road connections, natural heritage areas and servicing infrastructure.  The proposed Zoning By-law Amendment and Draft Plan of Subdivision implement the general direction of the Town’s Official Plan for residential intensification.  The subject applications were circulated to Town staff and external agencies, and all are satisfied. Page 335 of 407 September 9, 2025 3 of 13 Report No. PDS25-083 Background Application History A pre-consultation application was made by the applicant in July 2021. The proposed applications for Zoning By-law Amendment and Draft Plan of Subdivision were received by the Town on December 22, 2022. Town staff deemed the proposed applications complete on February 17, 2023. A statutory Public Planning meeting for the subject Zoning By-law Amendment application was held on June 13, 2023. As per Bill 23, no statutory Public Planning Meeting is required for the Draft Plan of Subdivision application. At this meeting, Council passed a motion to receive Report No. PDS23-087 and to have comments presented at the Public Planning meeting addressed by Planning and Development Services in a report to a future Committee of the Whole meeting. Location / Land Use The subject property is generally located north of Bloomington Road, west of Bayview Avenue and east of Yonge Street (See Figure 1 – Location Map). The subject lands have a lot area of approximately 2.04 hectares (4.96 acres), lot frontage of approximately 50 metres (164 feet) along Old Bloomington Road and a lot depth of approximately 407 metres (1300 feet). The site is currently vacant, and a majority of the vegetation and significant woodlands are concentrated towards the middle and rear of the property. Surrounding Land Uses The surrounding land uses are as follows: North: Existing low density residential dwellings along Hunters Glen Road. South: Old Bloomington Road, Bloomington Road, single detached dwellings and townhouse dwellings located within the Town of Richmond Hill with lot frontages ranging from approximately 6m (19.6 ft) to 12m (40 ft). East: Existing estate residential lots West: Existing estate residential lots, approved Draft Plan of Subdivision SUB-2017-03 (132- 198 Old Bloomington Road – Ambria Homes) consists of 50 single detached Page 336 of 407 September 9, 2025 4 of 13 Report No. PDS25-083 residential lots with lot frontages ranging from approximately 16.5m (54 ft) to 21.6m (70 ft). 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. 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. Town of Aurora Official Plan – Oak Ridges Moraine (OPA 48) and Yonge Street South Secondary Plan Area (OPA 34) Oak Ridges Moraine (OPA 48) The subject lands are designated as “Oak Ridges Moraine Settlement Area”. Settlement Areas have been identified within the Oak Ridges Moraine Conservation Plan as areas designated for development of an urban type, permitting a range of residential, commercial, industrial and institutional uses. Schedule “K” of OPA 48 also identified portions of the subject lands as “Woodland” and “Woodland Minimum vegetation Protection Zone” with no key hydrologically sensitive features. As illustrated on Schedule “L”, the subject lands are also classified as Category 1 – Complex Landform. Lands under Category 1 – Complex Landform are required to keep disturbance to landform character to a minimum, including, a maintaining significant landform features such as steep, slopes, kames, kettles, ravines and ridges in their natural undisturbed form. Furthermore, policies are in place to limit the portion of the net developable area of the site that is disturbed to not exceed 25 per cent of the total area of the site. Lastly, it is required that the portion of the net developable area of the site that has impervious surfaces to not exceed 15 per cent of the total area of the site. Finally, Schedule “M” shows that the subject lands is located in an area of the Oak Ridges Moraine where there is a low aquifer vulnerability. Section 3.13.4f vi) and ix) requires a Natural Heritage Evaluation be prepared to determine the minimum vegetation protection zone. Policies in OPA 48 further notes that refinements to the boundary of such Page 337 of 407 September 9, 2025 5 of 13 Report No. PDS25-083 environmental features to reflect the minimum vegetation protection zones will not necessitate an amendment to the Town’s Official Plan. Yonge Street South Secondary Plan Area (OPA 34) The subject lands are designated “Cluster Residential” and “Environmental Protection Area” as shown on Schedule A of the Town’s Official Plan (Figure 2 – Official Plan Designations). Permitted uses within the cluster residential designation include single detached dwellings, semi detached dwellings, linked housing, townhouses, and private open space. As per policies 3.1.3, new development will generally occur at somewhat higher densities than that of the existing area. Residential densities within the Blocks identified on Schedule CC of OPA 34 will average no more than 5 units/ha. (2 units/ac) over the constrained and unconstrained lands. As per policies 3.2.5, all development in Cluster Residential designations, all new development shall be serviced with municipal sanitary sewage and water supply services. Section 3.2.7 requires a Block Plan for the respective area be prepared prior to the approval of the new development. In accordance with section 11.1. Understanding that this area of OPA 34 contains a number of small property ownerships and is oriented to two different roads, Yonge Street and Old Bloomington Road. The Town may consider the preparation of more than one Block Plan for this area. OPA 34 requires Cluster Residential Designation to have appropriate density and separation from the estate residential designation. In addition to the above, lots within the “Cluster Residential” Designation shall preserve a minimum 40% of the lot area for landscape open space area and shall not include any area devoted to a swimming pool, accessory building, paved driveway, patio or other area covered with impervious material. OPA 34 states that no new development or land alterations shall be permitted in an Environmental Protection Area except for erosion and flood control works; fish, wildlife or conservation management measures, or ecologically based restoration or management. OPA 34 requires an Environmental Impact Study be undertaken to define the exact size, significance and extent of the environmental feature. OPA 34 requires an ecological buffer to provide adequate separation between environmental areas and the proposed development. The size of the ecological buffer will be based on the environmental feature that is being protected and will be determined during the preparation of an Environmental Impact Study in accordance with the provisions of section 11.2.2 of OPA 34. Page 338 of 407 September 9, 2025 6 of 13 Report No. PDS25-083 Zoning By-law 6000-17, as amended As shown on Figure 3 – Existing Zoning By-law Designations, the subject lands are currently zoned Estate Residential (ER) within the Town’s Zoning By-law 6000-17, as amended, which only permits one single family dwelling, a second suite and home occupation with specified requirements. A zoning by-law amendment is required to facilitate the proposed Draft Plan of Subdivision and implement the Town’s Official Plan policies. Reports and Studies Reports and studies submitted as part of a complete application were outlined in previous Report No. PDS23-087, dated June 13, 2023. Proposed Applications Proposed Plan of Subdivision As illustrated on Figure 5 – Proposed Draft Plan of Subdivision, the proposed draft plan of subdivision proposes ten (10) single detached dwellings on a public road. Over 70% of the subject lands will be environmentally protected. The applicant is proposing a public road, which would be dedicated to the Town of Aurora, that travels from Old Bloomington Road to northwesterly portion of the subject lands and terminates in a temporary cul-de-sac. The proposed development will be required to extend the existing municipal sanitary sewage, watermain and storm drainage system along the frontages of Old Bloomington Road. The following is a breakdown of the proposed Draft Plan of Subdivision: Proposed Land Use Lot and Block # # of Units Area (ha) Single detached lots 1-10 10 0.35 Town Access to Environmental Protection/Open Space 11 - 0.02 Environmental Protection/Open Space (Natural Heritage System) 12 - 1.49 Part Lot Block 13 & 14 - 0.004 Right-of-Way Street “A” - 0.19 Page 339 of 407 September 9, 2025 7 of 13 Report No. PDS25-083 Proposed Land Use Lot and Block # # of Units Area (ha) Totals 2.05 The 10 single detached lots are proposed to have lot sizes ranging from 274 sqm to 407 sqm, with lot frontages between 9.14 m and 12.82 m. Proposed Zoning By-law Amendment As shown in Figure 4 – the applicant is proposing to rezone majority of the subject lands to Environmental Protection Zone (1.49 ha), the remaining lands is proposed to be Detached Fifth Density Residential (R5-570) Exception Zone. The purpose of the rezoning application is to implement the policies from OPA 34 to ensure 40% of the proposed lot will be landscaped. In addition, the zoning by-law amendment will help provide clarity on how daylighting triangle are measurements for the corner lots in the proposed Draft Plan of Subdivision. The proposed Environmental Protection (EP-ORM) zone aligns with the Town’s Zoning By-law requirements. The proposed EP-ORM lands will be conveyed to the Town not as parkland dedication but for the purposes of environmental protection. The following table compares the parent R5 with the proposed R5-570 Zone within the Town’s current Zoning By-law 6000-17, as amended: Parent R5 Zone Requirement Proposed R5-570 Exception Zone Permitted Uses Detached dwelling Detached dwelling Lot Area (minimum) 250 sqm 274 sqm Lot Frontage (minimum) 9m 9.15m Front Yard (minimum) 3.5m – to building 5.5m – to garage 3.5m – to building 5.5m – to garage Rear Yard (minimum) 7.5 m 6.0m Page 340 of 407 September 9, 2025 8 of 13 Report No. PDS25-083 Parent R5 Zone Requirement Proposed R5-570 Exception Zone Interior Side Yard (minimum) 1.2m on one side, 0.6m on other 1.2m on one side, 0.6m on other Exterior Side Yard (minimum) 3m to main building, 5m to the Garage accessed over an Exterior Side lot line 3m to main building, 5m to the Garage accessed over an Exterior Side lot line Lot Coverage (maximum) 50% 55% Height (maximum) 11m 11m The draft Zoning By-law is attached hereto as Appendix ‘B’. Analysis Planning Considerations The proposed development is consistent with the strategic growth and sustainable planning policies of the PPS and the LSPP. Provincial Policy Statement (PPS) The subject lands are located within a Settlement Area as outlined by the PPS. It is Staff’s opinion that the proposed development aligns well with the criteria outlined in policy 1.1.1 of the PPS. The proposed development contemplates efficient intensification of an underutilized site. As it will assist the Town in meeting population growth, housing, and intensification targets, while also promoting the wise use of municipal infrastructure and land. The proposal also provides intensification near the Page 341 of 407 September 9, 2025 9 of 13 Report No. PDS25-083 intersection of Arterial Roads and in proximity to a variety of social and commercial amenities to help promote community service facility effectiveness. Conformity to the Lake Simcoe Protection Plan (LSPP) It is Staff’s opinion that the proposed development conforms to the Lake Simcoe Protection Plan. The Lake Simcoe Conservation Authority (LSCRA) has reviewed and has no objection to the approval of the subject applications as presented. The subject lands are located outside of the LSRCA regulated limits and accordingly no Regulation Permit is required. The subject lands are also free from any natural hazards and are outside of hazardous lands. LSRCA staff have no objections to the approval of the proposed applications subject to conditions outlined in Appendix “A”. The proposed applications implement Official Plan policies related to density, municipal servicing, and preservation of natural spaces Planning Staff are of the opinion that the proposed development conforms to the land use and development policies of the Official Plan and is compatible with the surrounding land uses. The introduction of ten new single detached units will assist the Town in achieving its residential intensification targets while ensuring that natural heritage areas are not disrupted through the delineation of environmental features. Residential densities within the Blocks identified on Schedule CC of OPA 34 will average no more than 5 units/ha. (2 units/ac) over the constrained and unconstrained lands. The applicant is proposing 10 units, at a rate of 4.88 units/ha (1.95 units/acre) and therefore ensuring that the proposed development maintains appropriate density for the area. Furthermore, the applicant has provided additional information such as a survey of the property, transportation study, Natural Heritage Evaluation, Hydrogeological Assessment, Functional Stormwater Report, Planning Justification Report and Landscape Plan to support the development as proposed. OPA 34 requires that all new development be serviced with municipal sanitary sewage and water supply services. Currently, the existing services stop at Old Bloomington Road (Ambria Homes development). In order to ensure that the subject development is equipped with municipal services, the applicant is required to pay to the Town an amount to be determined by the Town for the reconstruction of Old Bloomington Road from rural to cross-section, including sidewalks, curbs, gutters, sewers, etc., for future Page 342 of 407 September 9, 2025 10 of 13 Report No. PDS25-083 urbanization of Old Bloomington Road along the frontage of the property, which will be imposed through the future Development Agreement. The applicant has submitted conceptual Block Plan options illustrating future lot patterns, road connections, natural heritage areas and servicing infrastructure The intent of the Block Plan requirement is to ensure that new development is appropriately integrated into the surrounding community through elements including natural heritage, road and pedestrian networks, lot patterns, and proximity to community services such as schools, parks, and public spaces. The applicant provided two conceptual block plan options which illustrate how the proposed development can potentially connect with future lands within the settlement area and also operate as a stand-alone residential pocket. The subject draft plan of subdivision application proposes a stand-alone residential parcel, with a public road, which would be dedicated to the Town of Aurora, that travels from Old Bloomington Road to northwesterly portion of the subject lands and terminates in a temporary cul-de- sac. Should the adjacent westerly lands be subject to a development proposal in the future, the turning circle can be extended to facilitate appropriate connection. The proposed Zoning By-law Amendment and Draft Plan of Subdivision implement the general direction of the Town’s Official Plan for residential intensification Planning staff are of the opinion that the proposed development is appropriate and compatible with the surrounding area and neighbouring developments, and that the by- laws are appropriate to facilitate the proposal. The proposed site specific zoning by-law amendment will amend the residential portion of the subject property as it relates to lot coverage, rear yard setback, and the measurement of the daylighting triangle. Staff also have no concerns with the site-specific exceptions as the only notable deviations from the parent R5 zoning requirements are the reduced lot area and increased lot coverage. Staff consider the reduction of rear yard setback from 7.5 m to 6.0 m to be acceptable as ample rear yard space would still be available for residents to have sufficient amenity area to enjoy. Additionally, the minor increase in lot coverage from 50% to 55% is not anticipated to negatively impact the built form of the lots, and not result in overdevelopment, as the proposal maintains the minimum 40% landscaped open space area for each lot as required by the “Cluster Residential” designation of the Official Plan. Block 12 is proposed to be conveyed to the Town for environmental protection/open space purposes and would be accessed from Street ‘A’ via the public walkway (Block Page 343 of 407 September 9, 2025 11 of 13 Report No. PDS25-083 11). The proposed Environmental Protection (EP-ORM) zone aligns with the Town’s Zoning By-law requirements. The proposed EP-ORM lands will be conveyed to the Town not as parkland dedication but for the purposes of environmental protection. Overall, the proposed applications meet the goal of achieving residential intensification as described in the Town Official Plan in an area that is appropriate to do so. Staff has no objection to the proposed lot configuration, as well as the proposed zoning exceptions in order to facilitate the development. Department / Agency Comments The subject applications were circulated to Town staff and external agencies, and all are satisfied. The proposed applications were circulated to all internal and external agencies for review and comments. In general, all circulated agencies are satisfied with the proposed development, subject to conditions outlined in Appendix ‘A’. Public Comments At the time of writing this report, no formal comments have been received from the public regarding the proposed planning applications. General inquiries have been received from members of the public asking details of the proposal. Advisory Committee Review No Communication Required. Legal Considerations Subsection 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 the Minister) may appeal the application to the Ontario Land Tribunal (OLT). Subsection 51(34) of the Planning Act states that if Council fails to make a decision on the subdivision application within 120 days after the receipt of the application, the applicant may appeal the application to the OLT. If Council approves or refuses the application, then the applicant, Minister, or a public body or specified person (as defined in the Planning Act) that made oral or written submissions may appeal to the OLT after receiving notice of Council’s decision. Page 344 of 407 September 9, 2025 12 of 13 Report No. PDS25-083 These applications were deemed as complete on February 17, 2023, and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no financial implications as a result of this report. Communications Considerations On June 13, 2023, a Statutory Public Meeting was held, with Notices provided through mail, to all Interested Parties, publication in the newspaper, and signage on the property. All communication requirements as directed by the Planning Act have been satisfied. Notices of Council’s Decision on the subject applications will also be provided accordingly. Additionally, the Town will inform the public about this information contained in this report by posting it to the Town’s website. Climate Change Considerations The proposal is anticipated to generate an increase in greenhouse gas (GHG) emissions due to the increase in density. As a result, the applicant will be employing Low Impact Development (LID) measures to maintain and enhance the post-development water balance. Link to Strategic Plan The proposed applications 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 review and approval of the Zoning By-law Amendment and Draft Plan of Subdivision applications, housing opportunities are created that assist in achieving growth targets while providing housing opportunities for everyone. Alternative(s) to the Recommendation 1. Refusal of the application with an explanation for the refusal. Page 345 of 407 September 9, 2025 13 of 13 Report No. PDS25-083 Conclusions Planning and Development Services reviewed the proposed Zoning By-law Amendment and Draft Plan of Subdivision applications in accordance with the provisions of Provincial, Regional and Town policies and development standards. The proposed Zoning By-law Amendment and Draft Plan of Subdivision applications are considered to be in keeping with the development standards of the Town. The proposal represents good planning and staff recommend approval of the subject applications, subject to the fulfillment of the related Draft Plan of Subdivision Conditions of Approval, with the implementing Zoning By-law to be brought forward at a future Council meeting. Attachments Appendix A – Conditions of Approval Appendix B – Zoning By-law Amendment Figure 1 – Location Map Figure 2 –Official Plan Designations Figure 3 – Existing Zoning By-law Designations Figure 4 – Proposed Zoning By-law Designations Figure 5 – Proposed Draft Plan of Subdivision Figure 6 – Proposed Subdivision Layout Previous Reports Report No. PDS23-087 Pre-submission Review Agenda Management Team review on August 21, 2025 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 346 of 407 Schedule “A” CONDITIONS OF DRAFT PLAN OF SUBDIVISION APPROVAL Subdivision Application No.: SUB-2023-01 Owner: 1626238 Ontario Inc. (the “Owner”) Address: 326 Old Bloomington Road, legally described as Lot 3, Plan 166 Whitchurch, PIN 03672-0100 (the “Lands”) DRAFT PLAN OF SUBDIVISION APPROVAL AND THE FOLLOWING CONDITIONS SHALL LAPSE ON September 9, 2030 BEING THE EXPIRATION OF FIVE (5) YEARS FROM THE DATE OF APPROVAL; unless extended by The Corporation of The Town of Aurora (the “Town”), in its sole discretion, prior to the lapse date. If no extension is granted by the Town prior to the lapse date, the Draft Plan of Subdivision Approval shall be deemed to have expired without further notice. The following conditions shall be satisfied by the Owner with respect to the Plan of Subdivision prepared by Biglieri Group, dated January 23, 2025 (the “Draft Plan”), which is attached as Schedule “B” and which forms part of these conditions with respect to the creation of ten (10) lots and four (4) blocks on the Lands, prior to the Town’s release for registration of any M-plan on the Lands (collectively, the “Plan”): Planning Division Conditions 1. If approved or requested in writing by the Town, the Owner shall amend the Draft Plan to the extent that minor revisions are required to implement or integrate any recommendations resulting from studies required as part of these Conditions of Draft Plan of Subdivision Approval, or to ensure property alignment with existing or proposed lots, blocks, streets, and/or facilities on lands adjacent to the Draft Plan. 2. The Owner shall enter into and execute agreement(s) with the Town in accordance with section 51(26) of the Planning Act, R.S.O. 1990, c.P.13, as amended (the “Planning Act”), to satisfy all conditions of the Town, including legal, financial (including fees and securities), and otherwise (collectively the “Development Agreement”). 3. Prior to the execution of the Development Agreement, the Lands shall be appropriately zoned by a zoning by-law that has come into effect in accordance with the provisions of the Planning Act, R.S.O. 1990, c.P.13, as amended (the “Planning Act”), which includes the terms under which the Town’s Council will consider the removal of a holding “H” symbol on the Lands, including, but not limited to confirmation that there is adequate water, sanitary, storm and/or transportation services and facilities available to accommodate the Draft Plan or any phase thereof. 4. The Owner shall submit all plans, reports and cost estimates needed to satisfy the Town’s technical comments and financial requirements, all to the satisfaction of the Planning Division. 5. The Owner shall include a clause in the Development Agreement whereby the Owner agrees it shall carry out the related works and recommendations of all plans and Appendix ‘A’ Page 347 of 407 SUB-2023-01 Page 2 Conditions of Draft Plan of Subdivision Approval reports as submitted to and accepted by the Town, including but not limited to the following: a) Detailed environmental impact study/natural heritage evaluation in accordance with the Endangered Species Act, 2007, S.O. 2007, c.6; and b) Urban design guidelines for the design and construction of all residential dwelling units, walkways, landscaping and all other elements on the M-Plan. 6. A clause shall be added to the Development Agreement stating that the Owner shall satisfy any technical review comments provided by the Town’s peer review consultants to the satisfaction of the Planning Division. 7. A clause shall be added to the Development Agreement stating that the Owner shall erect and maintain signs on any vacant land within the Plan indicating the designated or proposed use of all lots and/or blocks (including temporary turning circles) on the Plan, other than those lots designated for residential purposes. 8. A clause shall be added to the Development Agreement stating that the Owner shall satisfy any requirements in accordance with: a) the Town’s Parkland/Cash-in-lieu By- law, as amended or successor thereto and applicable policies; and b) any related Parkland Agreements imposed by the Town. 9. The Owner shall submit, to the satisfaction of the Planning Division, the final draft M- Plan in the following form: a) an electronic and hardcopy version of the signed white paper print as preapproved by the Land Registry Office for registration; b) one (1) original mylar; c) two (2) mylar duplicates; and d) three (3) white paper prints, one (1) of which contains an A.O.L.S form. 10. The Owner shall submit, to the satisfaction of the Planning Division, an electronic and hardcopy version of the signed final draft Reference Plan(s) as preapproved by the Land Registry Office for registration. Legal Services Division Conditions 11. The Owner shall, at the sole expense of the Owner and to the satisfaction of the Town Solicitor, satisfy the Town’s requirements related to the drafting of the Development Agreement and the registration of all related documents against the title of the Lands, including but not limited to the submission of all associated fees in accordance with the Town’s Fees and Charges By-law, as amended or its successor thereto. 12. The Owner shall provide to the satisfaction of the Town Solicitor, a Solicitor’s Title Opinion for the Lands together with: Page 348 of 407 SUB-2023-01 Page 3 Conditions of Draft Plan of Subdivision Approval a) the final draft M-Plan signed by the Surveyor and related Plan Document as preapproved by the Land Registry Office to be submitted for registration; b) the Surveyor’s Frontage and Area Certificate for the draft M-Plan; c) an updated copy of the title PIN(s) for the Lands; d) all electronic documents (in final draft form) required to be registered on title to the Lands in accordance with the Development Agreement; and e) a Certificate of Corporate Status and Clear Writ of Execution for the Owner. 13. A clause shall be added to the Development Agreement stating that immediately following registration of the M-Plan, the Owner shall, at the sole cost of the Owner, free of all encumbrances and to the satisfaction of the Town Solicitor: a) grant any and all easements to the Town required for municipal purposes; b) convey any and all lands to the Town required for municipal purposes, including 0.3m reserves; and c) dedicate to the Town as public highways on the Plan, any and all streets and road widenings required for municipal purposes. 14. A clause shall be added to the Development Agreement stating that, immediately following the registration of the M-Plan, the Owner shall consent to the Town’s registration of the Development Agreement along with any ancillary agreements required by the Town in priority of all encumbrances, and an inhibiting order, if required, at the sole cost of the Owner to the satisfaction of the Town Solicitor. Engineering Division Conditions Private Wells: 15. A clause shall be added in the Development Agreement stating that prior to the release for registration of the Plan, the Owner shall provide the Town with a survey and written report to study nearby private wells on lands external to the Plan, including information on water quality and quantity. Water sampling and analysis on external lands shall be completed at selected wells where existing water quality concerns are suspected upon obtaining legal access from external land owners. The study shall provide yearly information and the recommendations contained therein shall be carried out by the Owner for a minimum of 2 years after completion of any construction of servicing or until any noted concerns are mitigated. 16. A clause shall be added to the Development Agreement stating that the Owner shall retain a hydrogeological consultant to monitor the groundwater table and submit for the Town’s approval a letter report of the findings and conclusions prior to any site alteration within the Plan, and on a yearly basis, which summarizes and identifies groundwater fluctuations, if any, and provides qualified justification for possible fluctuations including recommendations to mitigate construction impacts, if any. A further clause shall be added to the Development Agreement stating that if as a result of carrying out the monitoring and design, modifications are recommended, the Owner shall, at its own expense, provide for such modifications to the satisfaction of the Director. Page 349 of 407 SUB-2023-01 Page 4 Conditions of Draft Plan of Subdivision Approval 17. A clause shall be added in the Development Agreement stating that the Town may require the Owner to provide confirmation that there will be no future ground source heat pump installations involving wells associated with the Plan and that all existing private wells on the Plan will be located and properly abandoned. 18. A clause shall be added to the Development Agreement stating that the Owner shall properly abandon and plug any unused wells on the Plan in accordance with the Ontario Water Resources Act, R.S.O.1990, c. O.40, and R.R.O. 1990, Reg. 903. Stormwater Management: 19. Prior to the execution of the Development Agreement, the Owner shall submit a detailed stormwater management report to substantiate that the Lands meet the current stormwater balance, quantity and quality requirements in accordance with the latest Ministry of Environment guidelines and the Town’s Infrastructure & Environmental Services Department Policy #68 (Stormwater Management Pond and Pond Block Design, Safety and Maintenance) to the satisfaction of the Engineering Division. The Owner shall meet the stormwater management control targets to protect surface and ground water and other natural resources in accordance with the criteria and objectives set out in the Town’s master plan for stormwater management. The Owner shall also provide a separate operations and maintenance manual quantifying the frequency of inspections and maintenance requirements and costs for individual items and areas of the stormwater management system to the satisfaction of the Town. A clause shall be added to the Development Agreement stating that the Owner shall carry out or cause to be carried out the recommendations contained in the report to the satisfaction of the Engineering Division. A further clause shall be added to the Development Agreement stating that in accordance with the Town’s Policy # 68, the Owner shall pay to the Town upon execution of the Development Agreement a non - refundable cash contribution to be determined by and to the satisfaction of the Town, in accordance with the recommended maintenance and monitoring requirements of the report. The contribution shall provide for the long-term operation and maintenance costs of the stormwater management facilities based on a 50-year life cycle cost determined through a present day cost analysis to the satisfaction of the Town. 20. Prior to the execution of the Development Agreement, the Owner shall submit a Stormwater Management Report and a Hydrogeological Report which addresses water balance and phosphorous removal; demonstrates that the post development water balance and phosphorous removal is acceptable; and provides any recommendations required for mitigation to the satisfaction of the Town and the Lake Simcoe Region Conservation Authority. A clause shall be added to the Development Agreement stating that the Owner shall carry out or cause to be carried out the recommendations/mitigation measures set out in the reports. 21. Prior to the execution of the Development Agreement, the Owner shall submit a salt water management plan. The report shall provide details and methods whereby salt and saltwater is to be prevented from entering the groundwater and creeks to the satisfaction of the Engineering Division and in accordance with the LSRCA requirements for salt water management. A clause shall be added to the Development Page 350 of 407 SUB-2023-01 Page 5 Conditions of Draft Plan of Subdivision Approval Agreement stating that the Owner shall carry out or cause to be carried out the recommendations of the report. Roads and Municipal Services: 22. A clause shall be added to the Development Agreement stating that the Owner shall construct at its sole cost, all temporary turning circles on dead end streets in conjunction with the construction of the works for any street in accordance with the Town of Aurora Design Criteria Manual and to the satisfaction of the Engineering Division, and that immediately following the registration of the Plan, the Owner shall, at its sole cost, grant any temporary easements and enter into any further agreements over the turning circle lands which may be required by the Town. 23. Prior to the execution of the Development Agreement, the Owner shall submit a functional servicing report with detailed engineering design drawings and reports for the layout and construction of roads and services (i.e. water, storm and sanitary) in accordance with the Town of Aurora Infrastructure and Environmental Services Design Criteria Manual (with sanitary sewers to be constructed outside of the Region of York’s r.o.w.) to the satisfaction of the Engineering Division. A clause shall be added to the Development Agreement stating that the Owner shall carry out or cause to be carried out any and all recommendations of the reports. 24. Prior to the execution of the Development Agreement, the Owner shall submit detailed engineering drawings which will include, but not be limited to, grading control plans (including any retaining walls and details), plan and profile drawings of all underground and above ground services, general plans (notes, above and below ground and updated to conform to current construction requirements to reduce infiltration), drainage plans, composite utility plans (to include above and non-standard below ground utilities, services, driveways and boulevard tree locations, etc. signed as approved by all related utility providers and Canada Post), stormwater management plans, detail plans, erosion and sediment control plans, construction mitigation plan, illumination (to be controlled to the sidewalk and road and being “dark sky” compliant), and signalization plans, if any, etc. to the satisfaction of the Engineering Division. The drawings shall include the details of related works on external lands, where applicable. Any proposed final grading shall eliminate retaining walls, unless approved otherwise by the Engineering Division, and if retaining walls are approved, and when there is the option, they shall be located on private property instead of public property. Construction details and notes, material descriptions, location and dimensions including top and bottom of wall elevations, heights and length of all retaining walls approved by the Engineering Division shall be provided in the detailed engineering plans stamped by a professional engineer registered in the Province of Ontario. Any approved retaining walls shall include drainage systems with positive outlets, shall not permit surface drainage to drain over the top of wall, unless otherwise certified by a professional engineer. 25. Prior to the execution of the Development Agreement, the Owner shall submit a capacity study of the Town’s water distribution system to the Lands in order to determine that the proposed development can be adequately serviced to the Page 351 of 407 SUB-2023-01 Page 6 Conditions of Draft Plan of Subdivision Approval satisfaction of the Town. As part of the study, should the use of a pressure reducing valve (PRV) be required, consideration should be given to individual PRV’s, as well as a review and confirmation of PRV requirements following the water meters. 26. Prior to the execution of the Development Agreement, the Owner shall submit a detailed sanitary sewer capacity study including review of existing sewer conditions in order to determine that the proposed development can be adequately serviced to the satisfaction of the Engineering Division. A clause shall be added to the Development Agreement stating that the Owner shall upgrade or remediate any sewers that the study reports require remediation or upgrading. 27. Prior to the execution of the Development Agreement, the Owner shall submit plans detailing any phasing of construction and development, together with the means by which construction access to the Lands will be gained during any construction or phasing to the satisfaction of the Engineering Division. Should phasing be necessary or requested, a clause shall be added to the Development Agreement stating that the Owner shall comply with the phasing plan and make all builders aware of the phasing plan. 28. A clause shall be added to the Development Agreement stating that construction access may be limited until such time as the first occupancy of any lot or block on the Plan if determined by the Town in consultation with York Region and approved by Central York Fire Services and the Chief Building Official. 29. At the time of second submission of detailed engineering drawings, the Town, in its sole discretion, may request the Owner to pay engineering fees to the Town in the amount of 1% of the estimated cost of all the works necessary for the construction of the servicing including all grading, drainage and infrastructure works etc., as estimated by the consultant for the project. Upon execution of the Development Agreement, the Owner shall pay any additional engineering fees to a total fee of 6% of the estimated cost of all work to the satisfaction of the Engineering Division in accordance with the Town’s Fees and Charges By-Law, as amended or successor thereto. 30. A clause shall be added to the Development Agreement stating that the Owner shall submit detailed engineering drawings and be required to construct or pay for the construction of roads, bicycle lanes, curbs, gutters, sidewalks (in accordance with applicable Town policy), underground and above ground services, street lights and illumination, street signs, utilities, storm water management facilities, etc., and any and all other works necessary for the development and servicing of the Lands to the satisfaction of the Engineering Division. 31. A clause shall be added to the Development Agreement stating that the Owner shall construct and pay for the boundary water meter chambers to the satisfaction of the Engineering Division. 32. A clause shall be added to the Development Agreement stating that the Owner shall reimburse the Town for snow removal and winter maintenance costs for the roads and Page 352 of 407 SUB-2023-01 Page 7 Conditions of Draft Plan of Subdivision Approval sidewalks within the Plan based on the ratio of occupied/unoccupied units/ lots and blocks within the Plan as determined by the Engineering Division. 33. A clause shall be added to the Development Agreement stating that the Owner shall reimburse the Town for street lighting maintenance costs within the Plan based on the current level of occupancy to the satisfaction of the Engineering Division. 34. A clause shall be added to the Development Agreement stating that the Owner shall connect the sanitary servicing within the Plan to the sanitary sewer on Old Bloomington Road and that no Development Charge Credits shall apply to the said connection. 35. Prior to the execution of the Development Agreement, the Owner shall complete an Environmental Site Assessment in accordance with the Environmental Protection Act, R.S.O. 1990, c. E.19, O. Reg. 153/04 and O. Reg. 511/95, all as amended, undertaken by a qualified person registered to ensure that the land is suitable for the proposed use. If in the opinion of the qualified person, the Environmental Site Assessment indicates the land may not be suitable for the proposed uses, the qualified person shall so advise the Ministry of the Environment, Conservation and Parks and the Town. Prior to the release for registration of the Plan, the Owner shall do further investigative studies and do all work required to make the Lands suitable for the proposed use. 36. A clause shall be added to the Development Agreement stating for any land to be conveyed to the Town including roads, storm water management facilities, open space, parks, (ravines and buffer areas/natural heritage system etc.), the Owner shall undertake an environmental audit (under Environmental Protection Act, regulation O. Reg. 153/04) and shall, prior to the release for registration of the Plan, obtain any further investigative studies as necessary to complete all required works to clean the said lands of soil contamination to make the lands suitable for the proposed uses. 37. A clause shall be added to the Development Agreement stating that all lots and/or blocks on the Plan to be left vacant for longer than six (6) months, and all portions of public highways that are not paved, together with all drainage swales, shall be graded, seeded and/or sodded and maintained by the Owner to the satisfaction of the Town. 38. A clause shall be added to the Development Agreement stating that the Owner shall grant easements required by the appropriate authority for public utilities, drainage purposes, turning circles, or any other services as deemed necessary. Any off-site easements and works necessary to connect watermains, storm sewers and sanitary sewers to outfall trunks and storm water management facilities on external lands shall be satisfactory to and granted to the appropriate authorities. No works off site or connections to existing infrastructure may be undertaken prior to such approvals and easements being in place. 39. Prior to the execution of the Development Agreement, the Owner shall satisfy the Engineering Division that the services to be installed within, and in conjunction with the Plan will provide for sidewalks which meet the Town's standards along the frontage of the Lands onto roadways that have/will have transit services. Page 353 of 407 SUB-2023-01 Page 8 Conditions of Draft Plan of Subdivision Approval 40. Prior to the execution of the Development Agreement, the Owner shall submit an internal and external traffic management plan including internal traffic study for review and approval by the Engineering Division. A clause shall be added to the Development Agreement stating that all road work and construction shall be completed in accordance with the approved internal traffic study, which shall include works relating to road cross-sections (in accordance with the latest development standards as approved by the Town), parking controls, bike ways, pavement markings, pedestrian crossings, sidewalks, access driveways locations, traffic signage including bicycle route signage on the collector or minor collector road in accordance with the Town’s Traffic Demand Management Policy, and other requirements as set out in the said internal traffic study. All traffic control devices (including temporary pavement markings) as specified in the internal traffic study shall be constructed to the satisfaction of the Engineering Division prior to the occupancy of any dwelling. 41. Prior to the execution of the Development Agreement, the Owner shall submit detailed engineering drawings to demonstrate compliance with the Town’s standard configuration with respect to all road bends on the Plan to the satisfaction of the Engineering Division. 42. Prior to the execution of the Development Agreement, the Owner shall ensure that all dead-end public highways and sides of municipal road allowances requiring restricted access as designated by the Engineering Division, shall be terminated in 0.3 metre reserves to prohibit access at certain locations either temporarily or permanently in the sole discretion of the Town. 43. A clause shall be added to the Development Agreement stating that the Owner shall provide sanitary sewer and storm sewer inspection testing and acceptance in accordance with the latest standards and certifications of the National Association of Sewer Service Companies. Sanitary sewer inspection testing and acceptance shall be in accordance with York Region Sanitary Inspection, Testing and Acceptance Guideline requirements dated September 2011, as amended from time to time and the requirements of the Town. Storm sewer and manhole inspection testing and acceptance shall be in accordance with the requirements and policies of the Town. 44. A clause shall be added to the Development Agreement stating that the Owner shall retain, at its sole expense, a qualified company acceptable to the Town to provide a video (CCTV) inspection of all sanitary and storm sewers and to prepare a report of the findings and conclusions. The report shall summarize and identify sewer pipe material used in accordance with the Town’s and Region of York’s specifications as well as any deleterious materials to be cleaned, settlements, or deflections, if any, with qualified justification provided which are stamped by a professional Engineer registered in the Province of Ontario for possible deviation from Region of York, Town and OPS standards and specifications with recommendations to mitigate construction impacts, if any. If as a result of carrying out the video (CCTV) inspection, modifications or rectifications are required, provide for, at its own expense, such modifications or rectifications as required, the Owner shall, at its sole expense and prior to the Town’s final release of securities, provide for such modifications or rectifications as required Page 354 of 407 SUB-2023-01 Page 9 Conditions of Draft Plan of Subdivision Approval through such means as agreed to by the Town until such CCTV inspection and rectifications, if any, are completed to the satisfaction of the Engineering Division. 45. Prior to the execution of the Development Agreement, that the Owner shall submit an overall composite utility plan showing the location (shared or otherwise) of all required utilities (on-grade, or above-grade or non-standard below grade, including on-site servicing facilities and streetscaping) to the satisfaction of the Engineering Division. The plan shall consider the requirements of those utility providers (including natural gas, hydro, and telecommunications service providers) that will conduct works within the Plan and the respective standards and specification manuals, where applicable, of the utility providers. Utilities shall not be constructed on any portion of the Lands to be either conveyed to the Town or granted to the Town for easement purposes, and where possible, shall be constructed underground within the road allowances or other appropriate easements. The Owner shall advise any telecommunications service provider intending to locate within a municipal right-of-way, of the requirement to enter into a Municipal Access Agreement with the Town, and to satisfy all conditions, financial and otherwise of the Town. 46. A clause shall be added to the Development Agreement stating that the Owner shall pay to the Town an amount to be determined by the Town for the reconstruction of Old Bloomington Road from rural to cross section, including sidewalks, curbs, gutters, sewers, etc., for the future urbanization of Old Bloomington Road along the frontage of the property. Noise Attenuation Barrier Conditions: 47. Prior to the execution of the Development Agreement, the Owner shall submit a noise attenuation study in accordance with the Ministry of Environment and Climate Control, the Region of York and Town requirements (the Town’s max dba is 55dba with no acceptance of the +5dba difference). A clause shall be added to the Development Agreement stating that the Owner shall be responsible to construct, install, maintain, inspect, alter, remove and reconstruct any noise attenuation walls in accordance with the approved noise study to the satisfaction of the Engineering Division. Attenuation barriers must not be located on Town property and the Town will not accept or provide maintenance of attenuation barriers. Details of the noise attenuation barriers for outdoor living areas, location, dimensions, including top and bottom of barrier elevations, and construction details and notes shall be provided on the detailed engineering plans and approved by the Engineering Division. Parks Division Conditions Public Lands: 48. A clause shall be added to the Development Agreement stating that the Owner shall convey the following lands on the Draft Plan to the Town to the satisfaction of the Parks Division: a) Block 11 for public walkway purposes; and Page 355 of 407 SUB-2023-01 Page 10 Conditions of Draft Plan of Subdivision Approval b) Block 12 for environmental protection/open space purposes. Environmental Protection Lands/Open Space Lands: 49. A clause shall be added to the Development Agreement stating that the Owner shall, in regard to the environmental protection Block(s) on the Plan: a) not disturb or otherwise use any portion of these lands for the storage of topsoil or fill materials; b) not encroach into these lands without prior written approval of the Parks Division; c) not alter grades within buffers on these lands other than as outlined in the Natural Heritage Evaluation and Functional Servicing Report; d) provide a forest edge enhancement and management plan addressing invasive species removal, native restoration plantings, and removal of dead or hazardous trees and limbs within these lands; e) install on-site temporary Paige wire protection/silt fencing along the boundaries of these lands prior to any adjacent development disturbance, and maintain in place the temporary fencing for the duration of development construction; and f) restore and revegetate any proposed disturbance or grading activities within these lands with extensive plantings using native species compatible with the surrounding environment. 50. A clause shall be added to the Development Agreement stating that the Owner shall submit design plans and carry out or cause to be carried out naturalization and restoration plantings on the environmental protection Block(s) on the Plan in accordance with the Natural Heritage Evaluation to be submitted to the satisfaction of the Parks Division. Vegetation Management: 51. A clause shall be added to the Development Agreement stating that the Owner shall carry out or cause to be carried out and all recommendations of a vegetation management plan (the “VMP”) submitted by the Owner to the satisfaction of the Parks Division, which VMP shall be prepared by a consulting landscape architect in coordination with a certified arborist or registered professional forester, or other environmental specialist, as required, and shall include, but not be limited to, the following: a) a detailed vegetation inventory and assessment identifying all vegetation 50mm caliper or greater for individual tree assessments and/or perimeter at canopy of woodland, groups or stands of vegetation; identifying trees and vegetation on adjacent property that may be impacted; and including inventory that identifies species, size and condition; b) identification of all vegetation removals and identification of all protection measures including tree preservation zones for vegetation designated to be preserved; an at–grade impact assessment to support vegetation removals; and/or preservation measures; Page 356 of 407 SUB-2023-01 Page 11 Conditions of Draft Plan of Subdivision Approval c) a monetary vegetation appraisal in order to determine compensation planting in accordance with the Town’s Tree Removal/Pruning & Compensation Policy; d) provisions for compliance monitoring and protection/mitigation specifications and implementation of all arboricultural requirements for trees designated to be preserved during construction; and provisions for post construction performance monitoring and rehabilitation specifications; e) the Town’s minimum tree preservation standards, and for trees in close proximity to existing and proposed residential infrastructure, ensure trees designated to remain are safe, healthy, structurally sound and free of all hazard conditions, and trees in poor or declining health being removed with all Ash (Fraxinus) species being designated for removal due to exposure to Emerald Ash Borer; f) coordination with existing homeowners for trees located on property boundaries that require removal with homeowner’s approval for removals and coordination, method of removal, and replacement being obtained; and g) a compensation planting plan providing plantings equal to or greater than the appraised value of vegetation designated to be removed within the Plan, which compensation planting shall be completed in addition to the Town’s minimum planting standards, and where compensation plantings cannot be provided within the Plan in the full assessed value, the Owner shall pay a fee to the Town equal to the value of the balance of compensation plantings, to the satisfaction of the Parks Division. 52. A clause shall be added to the Development Agreement stating that prior to the commencement of any demolition, topsoil removal, grading or construction activities within the Plan, the Owner shall construct temporary Paige post and wire protection fencing for all vegetation and natural areas to be preserved, in accordance with the VMP; that the Owner shall maintain this fencing in good condition for the duration of development within the Plan; and provide signage panels on protection fencing identifying the purpose of the fencing and indicating no disturbance beyond the fence to the satisfaction of the Parks Division. 53. Prior to the execution of the Development Agreement, the Owner shall only be permitted to remove trees within the Plan upon the execution of an agreement with the Town with respect to tree removal, preservation, payment of fees, and any such other related items to the satisfaction of the Parks Division. Fencing: 54. A clause shall be added to the Development Agreement stating that the Owner shall install onsite black vinyl chain link fencing to Town standards on the municipal side of lot lines for all lots and blocks on the Plan that are adjacent to municipal lands. Landscaping: 55. Prior to the execution of the Development Agreement, the Owner shall submit landscape design plans for approval by the Parks Division detailing landscape works for street tree planting on all road allowances within the Plan. A clause shall be added to the Development Agreement stating that the Owner shall carry out or cause to be Page 357 of 407 SUB-2023-01 Page 12 Conditions of Draft Plan of Subdivision Approval carried out the landscape works in accordance with Town standards and to the satisfaction of the Parks Division, or as an alternative, and at sole the discretion of the Town, pay cash-in-lieu of the value of street tree plantings to the Town in accordance with the approved landscape plans to the satisfaction of the Parks Division. 56. A clause shall be added to the Development Agreement stating that the Owner shall, at the time of street tree installations, distribute to each prospective purchaser of lots within the Plan, a copy of the Town's "Boulevard Tree" information brochure. The Owner shall obtain the Brochures from the Parks Division at no cost to the Owner. 57. Prior to the execution of the Development Agreement, the Owner shall submit landscape design plans for all proposed fencing, landscape structures, Development entry features, buffer plantings or any other landscape features required by the Town’s Landscape Design Guidelines, to the satisfaction of the Parks Division. A clause shall be added to the Development Agreement stating that the Owner carry out or cause to be carried out the landscape works. 58. A clause shall be added to the Development Agreement stating that the Owner shall provide consistent and continuous minimum 300mm depth topsoil for all areas associated with tree and shrub plantings within the Plan, to the satisfaction of the Parks Division. These areas shall include all boulevards designated for street tree plantings, storm water management facilities and landscape and grading buffers. 59. A clause shall be added to the Development Agreement stating that the Owner shall provide the Town the with a right of first refusal of surplus topsoil at no cost to the Town prior to topsoil removal within the Plan. 60. A clause shall be added to the Development Agreement stating that the Owner shall perform topsoil testing in accordance with Town standards by an approved agency to determine nutrient availability for all topsoil sources to be utilized within the Plan and that the Owner shall implement fertilizers and soil amendments in accordance with topsoil test recommendations to the satisfaction of the Parks Division. 61. A clause shall be added to the Development Agreement stating that the Owner shall pay a one-time financial contribution for the purposes of supplementing the Town's on- going annual maintenance costs associated with landscape works on municipal lands, such works as required by the Town's standards and/or approved urban and architectural design guidelines. The amount of the contribution shall be equal to twenty-five percent (25%) of the total cost of plant material installed on municipal lands within the Plan, with the exception of naturalization and restoration plantings within the Plan. 62. Upon execution of the Development Agreement, the Owner shall pay landscape fees in accordance with the Town’s Fees and Charges By-law, as amended or successor thereto based on the percentage amount of estimated landscape works provided by the consulting landscape architect and approved by the Town. Page 358 of 407 SUB-2023-01 Page 13 Conditions of Draft Plan of Subdivision Approval Building Division Conditions 63. Prior to the execution of the Development Agreement, the Owner shall submit a schedule certified by an Ontario Land Surveyor indicating the areas and frontages of the proposed lots, blocks and/or units within the Plan, to the satisfaction of the Chief Building Official. 64. Prior to the execution of the Development Agreement, the Owner shall submit a geotechnical report for review and approval by the Town, which deals with the relative elevations of foundations and footings, the requirements for engineered fill based on existing subsurface conditions, and the requirements for road and municipal services construction, to the satisfaction of the Building Division. A clause shall be added to the Development Agreement stating that the Owner shall carry out or cause to be carried out the recommendations of the report. 65. A clause shall be added to the Development Agreement stating that prior to the release for registration of the Plan, the Owner shall obtain a permit under the Building Code Act for the decommissioning of any septic system and shall submit a consultant’s certificate upon completion of the decommissioning to the satisfaction of the Town’s Chief Building Official. 66. A clause shall be added to the Development Agreement stating that prior to the release for registration of the Plan, the Owner shall obtain a permit under the Building Code Act for the demolition of any buildings or structures prior to the demolition of said buildings or structures to the satisfaction of the Town’s Chief Building Official. 67. A clause shall be added to the Subdivision Agreement stating that prior to the Owner offering any lots or blocks on the Plan for sale, the Owner shall obtain the written approval from the Building Division of the following information with respect to the location of sales trailers, display plans and other information to be used for sales and/or marketing purposes, which information and related materials are required to be kept up-to-date to reflect the most current approvals, and/or submissions related to the Plan, and/or engineering design drawings, and other such matters as may be required by the Building Division and Engineering Division: a) the latest version of the approved Plan(s) or registered Plan(s), including any phasing; b) the Draft Plan and adjacent lands including all sidewalks and walkways, community mail boxes, parks by type (including all recreational facilities to be provided), schools, churches, open space areas, environmental protection areas, stormwater management ponds, landscaping, entranceway features, noise attenuation measures (both internal and external to the dwelling unit), erosion control facilities, buffer areas, watercourses, and surrounding land uses; c) a copy of the approved zoning by-law for the Lands together with a copy of the executed Development Agreement (as soon as it is available); and Page 359 of 407 SUB-2023-01 Page 14 Conditions of Draft Plan of Subdivision Approval d) a copy of the approved grade and utility composite plan showing the location of all community facilities (community mail boxes, bus shelter and stops, street trees, sidewalks, street light poles, hydrants, cable boxes, transformers or any other above grade facilities). Noise Impact Study: 68. Prior to the execution of the Development Agreement, the Owner shall submit a noise impact study (environmental noise analysis) prepared by a qualified noise consultant which assesses projected nuisances caused by noise or vibration (as necessary) within the Plan including any recommended mitigation measures for noise generated by the private internal road network, road traffic on external roads or by any other identified source to the satisfaction of the Town’s Chief Building Official and the Region of York, if necessary. The noise impact study shall demonstrate how noise levels can be made to be acceptable in accordance with current Ministry of Environment and Energy guidelines, Provincial standards and Town and Regional policies, and address the long-term functionality and maintenance of any recommended mitigation measures, which are deemed appropriate and acceptable to the Town and the Region of York. The recommendations of the noise impact study shall address the 55dBA limit on all lots, blocks and/or units on the Plan. All attenuation measures and mitigating measures proposed for acoustical purposes shall be approved by the Engineering Division and the Region of York Transportation and Works Department. A clause shall be added to the Development Agreement stating that the Owner shall carry out or cause to be carried out the recommendations and measures of the approved noise impact study, including, but not limited to, noise, and, or, vibration control measures and warning clauses to the satisfaction of the Town, in consultation with the Region of York. Warning Clauses: 69. A clause shall be added to the Development Agreement stating that the Owner shall include in Offer to Purchase Agreements with prospective purchasers, warning clauses, including, but not limited to the following, as required by the Town: a) “Purchasers are advised that the developer is required to undertake and has borne the sole cost of the following items: i) street trees; ii) corner lot fencing as identified on the approved engineering plans; iii) rear lot fencing as identified on the approved engineering plans; iv) noise attenuation fencing and berms as identified in the approved noise impact study and the approved engineering plans; v) fencing (if required) along school blocks, park blocks and environmental protection block(s) as identified on the approved engineering plans; and vi) entry features and fencing (if required) as identified on the approved landscape plans.” b) “Purchasers/tenants are advised that: Page 360 of 407 SUB-2023-01 Page 15 Conditions of Draft Plan of Subdivision Approval i) if sound levels are expected to exceed the noise criteria of the Municipality and the Ministry of the Environment, there may be noise warnings or noise control features associated with certain lots or blocks on the Plan required in accordance with an approved noise study; ii) if there are lands adjacent to their lot or block on the Plan which are intended for conservation and naturalization, although they are to remain as much as possible in their natural state, portions may be used for active recreational use, a public trail system and trail amenities, and the Town will not be responsible for pedestrian traffic, night lighting, noise or any inconvenience or nuisance which may present itself as a result of the lands and associated trail system and recreational amenities; iii) fence gates and/or other means of access will not be permitted to access adjoining municipal lands (including, but not limited, to municipal lands used for parks, open space, environmental and stormwater management purposes) from residential properties; and iv) if retaining walls are installed on their lot or block on the Plan, restrictive covenants may be registered against the title in accordance with the terms of the Development Agreement.” External Agency Conditions 70. Prior to the release of the Plan for registration, the Owner shall submit clearances in writing to the Planning Division from the following external agencies with respect to the Owner’s fulfillment of their related conditions of approval: a) York Region Conditions The Owner shall satisfy the conditions attached as Schedule “A.1” to the satisfaction of York Region. b) Lake Simcoe Region Conservation Authority Conditions The Owner shall satisfy the conditions attached as Schedule “A.2” to the satisfaction of the Lake Simcoe Region Conservation Authority. c) Bell Canada Conditions The Owner shall satisfy the conditions attached as Schedule “A.3” to the satisfaction of Bell Canada. d) Rogers Communications Conditions Page 361 of 407 SUB-2023-01 Page 16 Conditions of Draft Plan of Subdivision Approval The Owner shall satisfy the conditions attached as Schedule “A.4” to the satisfaction of Rogers Communications. e) Central York Fire Services Conditions The Owner shall satisfy the conditions attached as Schedule “A.5” to the satisfaction of Central York Fire Services. f) Canada Post Conditions The Owner shall satisfy the conditions attached as Schedule “A.6” to the satisfaction of Canada Post. Clearances  The Town’s Planning Division shall advise that Conditions 1 to 10 have been satisfied, stating briefly how each condition has been met.  The Town’s Legal Services Division shall advise that Conditions 11 to 14 have been satisfied, stating briefly how each condition has been met.  The Town’s Engineering Division shall advise that Conditions 15 to 47 have been satisfied, stating briefly how each condition has been met.  The Town’s Parks Division shall advise that Conditions 48 to 62 have been satisfied, stating briefly how each condition has been met.  The Town’s Building Division shall advise that Conditions 63 to 69 have been satisfied, stating briefly how each condition has been met.  The Owner shall advise that Condition 70 have been satisfied; the clearance letter shall include a brief statement detailing how each condition has been met. Page 362 of 407 SUB-2023-01 Page 17 Conditions of Draft Plan of Subdivision Approval Schedule “A.1” YORK REGION CONDITIONS OF APPROVAL 1) The Owner shall save harmless the Town of Aurora and York Region from any claim or action as a result of water or sanitary sewer service not being available when anticipated. 2) The Owner shall agree to advise all potential purchasers of the lots within the subdivision that sewer gas and associated odours may be present in the area. 3) The Owner shall agree in the Subdivision Agreement to include the following warning clause in all offers to purchase, and agreements of Purchase and Sale or Lease for all lots within the subdivision: “Purchasers are advised that despite the sewer gas and associated odour mitigation measures implemented within the subdivision, sewer gas and associated odours may persist.” 4) The Owner shall agree to indemnify and hold harmless the Town of Aurora and York Region, their elected and appointed officials, Chairmen, employees, contractors and agents against any and all actions, causes of action, suits, orders, proceedings, claims, demands and damages whatsoever which may arise from presence of sewer gas and associated odours within the subdivision. 5) The Owner shall agree where enhanced landscape features beyond street tree planting, sod and concrete walkways are proposed in the York Region Right-Of-Way by the Owner or the area municipality, these features must be approved by Development Engineering and shall be maintained by the area municipality. Failure to maintain these landscape features to York Region’s satisfaction will result in the area municipality incurring the cost of maintenance and/or removal undertaken by the Region. 6) The Owner shall agree that where berm, noise wall, window and/or oversized forced air mechanical systems are required, these features shall be certified by a professional engineer to have been installed as specified by the approved Noise Study and in conformance with the Ministry of Environment guidelines and the York Region Noise Policy. 7) The following warning clause shall be included with respect to the lots or blocks affected: "Purchasers are advised that despite the inclusion of noise attenuation features within the development area and within the individual building units, noise levels will continue to increase, occasionally interfering with some activities of the building's occupants". 8) The Owner shall agree to be responsible for determining the location of all utility plants within York Region Right-Of-Way and for the cost of relocating, replacing, Page 363 of 407 SUB-2023-01 Page 18 Conditions of Draft Plan of Subdivision Approval repairing and restoring any appurtenances damaged during construction of the proposed site works. The Owner must review, or ensure that any consultants retained by the Owner, review, at an early stage, the applicable authority’s minimum vertical clearances for aerial cable systems and their minimum spacing and cover requirements. The Owner shall be entirely responsible for making any adjustments or relocations, if necessary, prior to the commencement of any construction. 9) The road allowance included within the draft plan of subdivision shall be named to the satisfaction of the Town of Aurora and York Region. 10) The Owner shall provide to the Region the following documentation to confirm that water and wastewater services are available to the subject development and have been allocated by the Town of Aurora:  a copy of the Council resolution confirming that the Town of Aurora has allocated servicing capacity, specifying the specific source of the capacity, to the development proposed within this draft plan, or any phase thereof.  a copy of an email confirmation by Town of Aurora staff stating that the allocation to the subject development remains valid at the time of the request for regional clearance of this condition. 11) The Owner shall provide an electronic set of the final engineering drawings showing the watermains and sewers for the proposed development to the Community Planning and Development Services and Infrastructure Asset Management for record. 12) Prior to final approval and concurrent with the submission of the subdivision servicing application (MOE) to the area municipality, the Owner shall provide a set of engineering drawings, for any works to be constructed on or adjacent to the York Region road, to Development Engineering, Attention: Manager, Development Engineering, that includes the following drawings: a) Plan and Profile for the York Region road and intersections; b) Grading and Servicing; c) Intersection/Road Improvements, including the recommendations of the Traffic Report; d) Construction Access Design; e) Utility and underground services Location Plans; f) Signalization and Illumination Designs; g) Line Painting; h) Traffic Control/Management Plans; i) Erosion and Siltation Control Plans; j) Landscaping Plans, including tree preservation, relocation and removals; k) Sidewalk locations, concrete pedestrian access to existing and future transit services and transit stop locations as required by York Region Transit/Viva l) Functional Servicing Report (water, sanitary and storm services) m) Water supply and distribution report; Page 364 of 407 SUB-2023-01 Page 19 Conditions of Draft Plan of Subdivision Approval n) Engineering drawings showing plan and profile views of proposed works related to connections to or crossing of Regional watermain or sewer, including the following, as applicable:  Disinfection Plan  MOECC Form 1- Record of Watermains Authorized as a Future Alteration o) Engineering drawings showing plan and profile views of proposed sewers and watermains and appurtenances, including manholes, valves, hydrants, etc. proposed within the subdivision. 13) The Owner shall provide drawings for the proposed servicing of the site to be reviewed by the Engineering Department of the area municipality. Three (3) sets of engineering drawings (stamped and signed by a professional engineer), and MOE forms together with any supporting information shall be submitted to Development Engineering, Attention: Mrs. Eva Pulnicki, P.Eng. 14) The location and design of the construction access for the subdivision work shall be completed to the satisfaction of Development Engineering and illustrated on the Engineering Drawings. 15) The Owner shall demonstrate, to the satisfaction of Development Engineering, that all existing driveway(s) along the Regional road frontage of this subdivision will be removed as part of the subdivision work, at no cost to York Region. 16) The Owner shall have prepared, by a qualified Tree Professional, a Tree Inventory and Preservation / Removals Plan and Arborist Report identifying all existing woody vegetation within the York Region Right-Of-Way to be removed, preserved or relocated. The report / plan, submitted to Development Engineering for review and approval, shall adhere to the requirements outlined in the York Region Street Tree and Forest Preservation Guidelines and shall be to the satisfaction of York Region Natural Heritage and Forestry Staff. 17) The Owner shall have prepared, by a qualified professional Landscape Architect, landscape design plans detailing landscape works and street tree planting in the York Region Right-Of-Way as required by any and/or all of the following, York Region’s Streetscaping Policy, York Region’s Street Tree Preservation and Planting Design Guidelines, any prevailing Streetscape Masterplan or Secondary Plan or as required by Urban and Architectural Design Guidelines. 18) The Owner shall engage the services of a consultant to prepare and submit for review and approval, a noise study to the satisfaction of Development Engineering recommending noise attenuation features. 19) The Owner shall implement the noise attenuation features as recommended by the noise study and to the satisfaction of Development Engineering. Page 365 of 407 SUB-2023-01 Page 20 Conditions of Draft Plan of Subdivision Approval 20) Where noise attenuation features will abut a York Region Right-Of-Way, the Owner shall agree in wording satisfactory to York Region’s Development Engineering, as follows: a) That no part of any noise attenuation feature shall be constructed on or within the York Region Right-Of-Way; b) That noise fences adjacent to York Region roads may be constructed on the private side of the 0.3 metre reserve and may be a maximum 2.5 metres in height, subject to the area municipality's concurrence; c) That maintenance of the noise barriers and fences bordering on York Region Right-Of-Way’s shall not be the responsibility of York Region. 21) The Owner shall demonstrate, to the satisfaction of Development Engineering, that all local underground services will be installed within the area of the development lands and not within York Region’s road allowance. If a buffer or easement is needed to accommodate the local services adjacent to York Region’s Right-of-Way, then the Owner shall provide a satisfactory buffer or easement to the Area Municipality, at no cost to the Region. 22) The Owner shall provide a copy of the Subdivision Agreement to the Regional Corporate Services Department, outlining all requirements of the Corporate Services Department. 23) For any applications (Site Plan or Zoning By-law Amendment) completed after January 1, 2020, the Owner shall enter into a Development Charge Rate Freezing Agreement with York Region to freeze/lock in the Development Charge rate at the time the site plan application or Zoning By-law Amendment is deemed complete submission, satisfy all conditions, financial and otherwise, and confirm the date at which Regional development charge rates are frozen; Regional Development Charges are payable in accordance with Regional Development Charges By-law in effect at the time that Regional development charges, or any part thereof, are payable. Please contact Fabrizio Filippazzo, Manager, Development Financing Administration to initiate a Development Charge Agreement with York Region. 24) The Regional Corporate Services Department shall advise that Conditions 1 to 23 inclusive, have been satisfied. Page 366 of 407 SUB-2023-01 Page 21 Conditions of Draft Plan of Subdivision Approval Schedule “A.2” LAKE SIMCOE REGION CONSERVATION AUTHORITY CONDITIONS OF APPROVAL 1) That this approval is applicable to the Draft Plan of Subdivision prepared by Biglieri Group, dated June 12, 2021 (Revision Date December 16, 2022) and may be subject to redline revisions based on the detailed technical plans and studies. 2) That prior to final plan approval and any major site alteration, the following shall be prepared to the satisfaction of the LSRCA and Municipality: a) A detailed Stormwater Management Report in accordance with Lake Simcoe Region Conservation Authority Technical Guidelines for Stormwater Management Submissions. b) A detailed erosion and sediment control plan; c) A detailed grading and drainage plan; d) A detailed water balance and phosphorus budget in concert with 4.8-DP of the Lake Simcoe Protection Plan and 6.40-DP of the Lake Simcoe Protection, Plan if applicable; e) A Detailed Low Impact Development (LID) Evaluation demonstrating the means to maximize the use of LID measures consistent with Policy 1.6.6.7 of the Provincial Policy Statement (2020); 3) That prior to final approval, the following shall be undertaken to the satisfaction of the LSRCA, in accordance with the South Georgian Bay Lake Simcoe Source Protection Plan: a) Detailed Hydrogeological Report / Water Balance b) Compensatory Measures, if required 4) That prior to final approval, the following shall be undertaken to the satisfaction of the LSRCA, in accordance with the Phosphorus Offsetting Policy: a) Phosphorus budget b) Compensatory measures, if required 5) That the owner shall agree in the Subdivision Agreement to carry out, or cause to be carried out, the recommendations and requirements contained within the plans and reports as approved by the LSRCA and the Municipality. 6) That the owner shall agree in the Subdivision Agreement to retain a qualified professional to certify in writing that the works were constructed in accordance with the plans and reports as approved by the LSRCA and the Municipality. 7) That the owner shall agree in the Subdivision Agreement to ensure that proper erosion and sediment control measures will be in place in accordance with the approved Grading and Drainage Plan, and Erosion and Sediment Control Plan prior to any site alteration or grading. 8) That the owner shall agree in the Subdivision Agreement to grant any easements required for storm water management purposes to the Municipality. Page 367 of 407 SUB-2023-01 Page 22 Conditions of Draft Plan of Subdivision Approval 9) That prior to final plan approval, the owner shall pay all development fees to the LSRCA in accordance with the approved fees policy, under the Conservation Authorities Act. 10) That the owner shall agree in the Subdivision Agreement to maintain all existing vegetation up until a minimum of 30 days prior to any grading or construction on-site in accordance with 4.20b.-DP of the Lake Simcoe Protection Plan. 11) That prior to final approval the provisions of the Endangered Species Act shall be addressed to the satisfaction of the Ministry of Natural Resources and Forestry. 12) The Owner shall agree in the Subdivision Agreement to indemnify and save harmless the municipality and the LSRCA from all costs, losses, damages, judgements, claims, demands, suits, actions, or complaints resulting from any increased flooding or erosion to property and people as a result of the approved storm water management scheme. The Owner shall obtain and maintain in full force and effect during the term of this agreement general liability insurance with respect to the storm water management works and system. 13) Notes to Draft Approval a) The LSRCA will require the following prior to the issuance of a clearance letter:  A copy of the executed subdivision agreement.  A copy of the draft M-Plan.  A letter from the developer’s planning consultant detailing how each LSRCA condition of draft plan approval has been fulfilled to the satisfaction of the conservation authority. Page 368 of 407 SUB-2023-01 Page 23 Conditions of Draft Plan of Subdivision Approval Schedule “A.3” BELL CANADA CONDITIONS OF APPROVAL 1) The Owner acknowledges and agrees to convey any easement(s) as deemed necessary by Bell Canada to service this new development. The Owner further agrees and acknowledges to convey such easements at no cost to Bell Canada. 2) The Owner agrees that should any conflict arise with existing Bell Canada facilities where a current or valid easement exists within the subject area, the Owner shall be responsible for the relocation of any such facilities or easements at their own cost. Page 369 of 407 SUB-2023-01 Page 24 Conditions of Draft Plan of Subdivision Approval Schedule “A.4” ROGERS COMMUNICATIONS CONDITIONS OF APPROVAL 1) The Owner shall agree in the Subdivision Agreement to: (a) permit all CRTC-licensed telecommunications companies intending to serve the Subdivision (the “Communications Services Providers”) to install their facilities within the subdivision, and (b) provide joint trenches for such purpose. 2) The Owner shall agree in the Subdivision Agreement to grant, at its own cost, all easements required by the Communications Service Providers to serve the Subdivision, and will cause the registration of all such easements on title to the property. 3) The Owner shall agree in the Subdivision Agreement to coordinate construction activities with the Communications Service Providers and other utilities, and prepare an overall composite utility plan that shows the locations and phasing of installation. 4) The Owner shall agree in the Subdivision Agreement that, if the Owner requires any existing Rogers facilities to be relocated, the Owner shall be responsible for the relocation of such facilities and provide where applicable, an easement to Rogers to accommodate the relocation facilities. Page 370 of 407 SUB-2023-01 Page 25 Conditions of Draft Plan of Subdivision Approval Schedule “A.5” CENTRAL YORK FIRE SERVICES CONDITIONS OF APPROVAL 1) A minimum of temporary street signage mist be in place to assist emergency responses prior to construction of buildings. 2) In accordance with the “Town of Aurora Design Criteria Manual for Engineering Plans”, a temporary cul-de-sac shall be constructed as per the same design requirements for permanent cul-de-sacs. Accordingly, ensure the turn radius of the proposed temporary cul-de-sac is compliant in order to ensure for the maneuverability of fire department vehicles. 3) Emergency vehicle access to be maintained during construction. 4) Fire hydrants shall be installed in accordance with the applicable Municipal Design Standards and Criteria. 5) Hydrants shall be operational prior to any construction. 6) Water flow test results shall be provided to Central York Fire Services (CYFS) and hydrants be colour coded in accordance with NFPA 291 “Recommended Practice for Fire Flow Testing and Marking of Hydrants”. Page 371 of 407 SUB-2023-01 Page 26 Conditions of Draft Plan of Subdivision Approval Schedule “A.6” CANADA POST CONDITIONS OF APPROVAL 1) The owner/developer will communicate to Canada Post (Delivery Planner – Melissa Campeau) the expected date of first occupancy a minimum 1 year prior to occupancy. 2) The owner/developer agrees to include in all offers of purchase and sale a statement, which advises the prospective new home purchaser/tenants that mail delivery will be from a designated Community Mailbox. Page 372 of 407 SUB-2023-01 Page 27 Conditions of Draft Plan of Subdivision Approval Schedule “B” DRAFT PLAN OF SUBDIVISION Page 373 of 407 The Corporation of the Town of Aurora By-law Number XXXX-25 Being a By-law to amend By-law Number 6000-17, as amended, respecting the lands municipally known as 326 Old Bloomington Road (ZBA-2023-01). Whereas under section 34 of the Planning Act, R.S.O. 1990, c. P.13, as amended (the “Planning Act”), zoning by-laws may be passed by the councils of local municipalities to prohibit and regulate the use of land, buildings and structures; And whereas on June 27, 2017, the Council of The Corporation of the Town of Aurora (the “Town”) enacted By-law Number 6000-17 (the “Zoning By-law”), which Zoning By-law was appealed to the Ontario Municipal Board (the “OMB”); And whereas on January 29, 2018, the OMB made an order, in accordance with subsection 34(31) of the Planning Act, providing that any part of the Zoning By-law not in issue in the appeal shall be deemed to have come into force on the day the Zoning By-law was passed; And whereas the OMB and the Local Planning Appeal Tribunal (the “LPAT”) is continued under the name Ontario Land Tribunal (the “Tribunal”), and any reference to the Ontario Municipal Board or OMB or Local Planning Appeal Tribunal or LPAT is deemed to be a reference to the Tribunal; And whereas the Council of the Town deems it necessary and expedient to further amend the Zoning By-law; Now therefore the Council of The Corporation of the Town of Aurora hereby enacts as follows: 1.The Zoning By-law be and is hereby amended to replace the “Estate Residential” zoning category applying to the lands shown in Schedule “A” attached hereto and forming part of this By-law with “Detached Fifth Density Residential R5(570) Exception Zone”, “Environmental Protection – Oak Ridges Moraine (EP-ORM) Zone” and “Public Open Space (O1) Zone”. 2.The Zoning By-law be and is hereby amended to add the following: Parent Zone: R5 Exception No.: (570) Map: Schedule A Map No. 7 Previous Zone: ER Previous By-laws: 6000-17 Municipal Address: 326 Old Bloomington Road Legal Description: Lot 3 Registered Plan 166, Town of Aurora, Regional Municipality of York 24.570.1 Permitted Uses The following uses are permitted: x All uses permitted in the R5 zone Appendix 'B' Page 374 of 407 By-law Number XXXX-25 Page 2 of 4 24.570.2 Zone Requirements 24.570.2.1 Building Specifications Rear Yard (Minimum) 6.0 m Lot Coverage (Maximum) 55% 24.570.3 Daylight Triangle Notwithstanding any other provisions to the contrary, on a corner lot where a daylighting triangle has been conveyed, the Exterior Side Lot Line and the Front Lot Line shall be deemed to be the continued projection of the Exterior Side Lot Line and the Front Lot line to a point of intersection, for the purposes of calculating the required minimum Front Yard and the required minimum Exterior Side Yard requirements. Notwithstanding the provisions above, and any other provisions to the contrary, no building or structure shall be permitted to encroach within the daylighting triangle. 24.570.4 Landscaping Specifications Notwithstanding any other provisions to the contrary, a minimum of 40.0% of the lot area shall be preserved in an open landscaped or natural condition. This 40.0% shall not include accessory buildings or structures (excluding a deck), swimming pools or any other covered area with impervious material. 24.570.5 Encroachments Open porches, and uncovered terraces (including associated steps and landings) shall be permitted to encroach a maximum of 3 metres into the required front yard, and a maximum of 2.5 metres into the required exterior side yard 3. This by-law shall come into full force subject to compliance with the provisions of the Planning Act and subject to compliance with such provisions, this by-law will take effect from the date of final passage hereof. 4. If a building permit that is appropriate for the development has not been issued under the Building Code Act, 1992, S.O. 1992, c. 23, as amended, for any building or structure so authorized within seven (7) years from enactment of this By-law, then this By-law shall automatically repeal and if so repealed, the zoning of the lands will revert to the original zoning. Enacted by Town of Aurora Council this Day day of Month, 2025. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 375 of 407 By-law Number XXXX-25 Page 3 of 4 Explanatory Note Re: By-law Number XXXX-25 By-law Number XXXX-25 has the following purpose and effect: To amend By-law Number 6000-17, as amended, being the Zoning By-law in effect in the Town of Aurora, to rezone the subject lands from “Estate Residential Zone” to the “Detached Fifth Density Residential R5(570) Exception Zone”, "Environmental Protec on - Oak Ridges Moraine (EP-ORM) Zone" and the "Public Open Space (O1) Zone". The rezoning will permit 10 single-detached residential lots. Page 376 of 407 By-law Number XXXX-25 Page 4 of 4 Schedule “A” Location:Lot 3 Registered Plan 166, Town of Aurora, Regional Municipality of York, Town of Aurora, Regional Municipality of York Page 377 of 407 Calla TrailCalamint LaneCallaTrailBloomington RoadSteeplechase AvenueHunters Glen RoadS teeplechaseAvenue Bloomington RoadOld Bloomington Road10354316311434622811220182284452422683230332521383732670272344334204054312378362430147167293082124442081529026342371392538263260216142039866228157911121923171195102136217275731346985553822288323839873878707276788070535557613113630706660565048464036302622716763595551474339373329251411191912207783899510110711312515516116717317918519721121521922322723323923823222621621076828896100106112118128138150156162168172176180182186190196202206CITY OF RICHMOND HILLLOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 24/07/2025. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2024, © First Base Solutions Inc., 2024 Orthophotography.kFIGURE 1St John's SdrdWellington St EVandorf SdrdHendersonDrive?ellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: 1626238 Ontario IncFILES: SUB-2023-01 & ZBA-2023-01SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\326_Old_Bloomington_ZBA_2023_01_SUB_2023_01\Report_Maps_326_Bloomington_July_2025.aprx050100MetresPage 378 of 407 Calla TrailCalamint LaneWoodsend CrescentSteeplechaseAvenueHuntersGlenRoadOld Bloomington RoadBLOOMINGTON ROADCITY OF RICHMOND HILLOFFICIAL PLAN DESIGNATIONSAPPLICANT: 1626238 ONTARIO INCFILES: SUB-2023-01 & ZBA-2023-01FIGURE 2Map created by the Town of Aurora Planning and Building Services Department, 24/07/2025. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\326_Old_Bloomington_ZBA_2023_01_SUB_2023_01\Report_Maps_326_Bloomington_July_2025.aprxSubject LandsSt John's SdrdWellington St EVandorf SdrdHendersonDrive?Wellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd Community Servicesand FacilitiesEnvironmentalProtectionEstate ResidentialPrivate Parkland&OXVWHU Residentialk0 50 100MetresPage 379 of 407 SteeplechaseAvenueHunters Glen RoadCallaTrailER(1)O2ERERR3(526)R3(522)R3(523)R3(524)O2(527)O1EP-ORMCITY OF RICHMOND HILLEREXISTING ZONING BY-LAW DESIGNATIONSAPPLICANT: 1626238 ONTARIO INCFILES: SUB-2023-01 & ZBA-2023-01FIGURE 3Map created by the Town of Aurora Planning and Building Services Department, 24/07/2025. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\326_Old_Bloomington_ZBA_2023_01_SUB_2023_01\Report_Maps_326_Bloomington_July_2025.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDrive?Wellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k04080MetresSubject_LandsRESIDENTIAL ZONESEstate ResidentialEROPEN SPACE ZONESEnvironmentalProtectionOak Ridges MoraineEnvironmental ProtectionPublic Open SpaceEP-ORMEPO1Private Open SpaceO2Detached ThirdDensity ResidentialR3Old Bloomington RoadBloomington RoadPage 380 of 407 S t eep lec haseAvenueCalla TrailO2R3(526)R3(526)R3(522)R3(526)R3(522)EP-ORMR3(523)R3(524)O2(527)O1EP-ORMCITY OF RICHMOND HILLEP-ORMR5(570)O1PROPOSED ZONING BY-LAW DESIGNATIONSAPPLICANT: 1626238 ONTARIO INCFILES: SUB-2023-01 & ZBA-2023-01FIGURE 4Map created by the Town of Aurora Planning and Building Services Department, 24/07/2025. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\326_Old_Bloomington_ZBA_2023_01_SUB_2023_01\Report_Maps_326_Bloomington_July_2025.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDrive?Wellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k02550MetresEP-ORM EnvironmentalProtection ZoneO1 Public Open SpaceZoneR5(570) Detached FifthDensity Exception ZoneOld Bloomington RoadBloomington RoadRESIDENTIAL ZONESEstate ResidentialEROPEN SPACE ZONESEnvironmentalProtectionOak Ridges MoraineEnvironmental ProtectionPublic Open SpaceEP-ORMEPO1Private Open SpaceO2Detached ThirdDensity ResidentialR3Detached FifthDensity ResidentialR5ERERERPage 381 of 407 PROPOSED DRAFT PLAN OF SUBDIVISIONMap created by the Town of Aurora Planning and Building Services Department, 24/07/2025. Base data provided by 1626238 Ontario IncFIGURE 5APPLICANT: 1626238 Ontario IncFILES: SUB-2023-01 & ZBA-2023-01Document Path: J:\data\data\Planning Maps\326_Old_Bloomington_ZBA_2023_01_SUB_2023_01\Report_Maps_326_Bloomington_July_2025.aprxPage 382 of 407 PROPOSED SUBDIVISION LAYOUTMap created by the Town of Aurora Planning and Building Services Department, 24/07/2025. Base data provided by 1626238 Ontario IncFIGURE 6APPLICANT: 1626238 Ontario IncFILES: SUB-2023-01 & ZBA-2023-01Document Path: J:\data\data\Planning Maps\326_Old_Bloomington_ZBA_2023_01_SUB_2023_01\Report_Maps_326_Bloomington_July_2025.aprxPage 383 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of the Whole Report No. PDS25 -0 82 Subject: Aurora Planning Data Hub System Prepared by: Lawrence Kuk, Manager of Development Planning Department: Planning and Development Services Date: September 9, 2025 Recommendation 1. That Report No. PDS25-082 be received for information. Executive Summary On May 27, 2025, Council adopted a motion directing staff to report by the end of Q3 2025 on the feasibility of enhancing the Town’s existing planning data system to improve accessibility and functionality. This report confirms the following:  Over the past 12 years, Staff has been continuously enhanced the availability of the Planning data.  A similar product was recently completed with collaboration with the York Region Planning Data Hub further supports the evolution of the Town’s planning data infrastructure.  Staff proposes a real-time interactive dashboard to increase engagement and enhance transparency and communication with Planning information.  The Town has sufficient in-house personal, expertise to complete this project which is estimated at $15,000 -$20,000 with a completion of Q4 of 2026. Background On May 27th, 2025, Council adopted the following motion that requested: 1. Now Therefore Be It Hereby Resolved That staff be directed to report on the feasibility of enhancing the Town’s existing planning data system information to improve its accessibility, by exploring one or more of the following components based on available resources, priorities, capacity, and strategic goals; Page 384 of 407 September 9, 2025 2 of 8 Report No. PDS25-082  Digitized Zoning: A property-level zoning interface linking directly to relevant zoning bylaw sections;  Digitized Official Plan and Secondary Plans: A searchable database on the property’s official plan designation and related secondary plan classifications;  Development Application Database: A centralized database capturing key application types such as site plans, ZBAs, OPAs, subdivisions, and consents;  Constraint and Context Mapping: Interactive maps displaying constraints and context layers including natural features, servicing limits, and heritage overlays;  Address-Level Lookup with Policy Summary: A tool providing summarized zoning, policy, and constraint data by address;  Ward Dashboards and Alerting Tools: Customizable dashboards for Councillors displaying local planning activity and key indicators;  Exportable and Public-Facing Summary Tools: Digital tools for residents to better understand land use regulations, nearby developments, and planning processes; and, 2. That staff report back to Council with a preliminary scope, resourcing requirements, or external funding opportunities to support the pilot initiative by the end of Q3 2025 to provide time to be included in the 2026 budget. History of Planning Data System Development Over the past 12 years, Staff has been continuously enhanced the availability of the Planning data. The following timeline highlights the evolution of the Town’s Planning data system. This timeline reflects a commitment to modernizing data delivery while maintaining a customer services approach that represent the guided principle of the Town’s Strategic Plan. 2013 CityView Integration The Town implemented CityView as a centralized platform for internal staff use, digitizing the Official Plan, secondary plans, and constraint/context layers (e.g., natural features, heritage overlays). This marked the transition from paper-based to digital planning data management, streamlining internal processes. Page 385 of 407 September 9, 2025 3 of 8 Report No. PDS25-082 2015 Public-Facing Zoning Webpage A public zoning webpage was launched, providing basic zoning information to residents and stakeholders. This was an early step toward making planning data accessible to the public. Users can search by address and obtain a direct printout of zoning standards and development criteria 2018 Planning Application Database and Zoning Review Process CityView became the centralized database for all planning applications and review and circulation process (e.g. Site plan, ZBA, OPA, Subdivision, Consent). The Preliminary Zoning Review Process was established, enabling applicants to submit their development proposals for staff review. Staff then provide a concise letter summarizing the proposal’s compliance with the Zoning By-law, identifying any deficiencies, and offering clear guidance to address them within 5 business days. 2019 Consistent Terms of Reference across York Region In response to the Provincial Bill 108, which shortened timelines for planning application review, the Town collaborated with York Region and its nine municipalities through a regional planning working group. The output of this working group generated a consistent term of reference for planning processes and shared data across municipalities to streamline approvals, enhance efficiency and improve accuracy. These terms of references are now available to the public for download on the York Region’s webpage. 2022 Revamp of Public-Facing Planning Application Status List Prior to providing this information online, Staff would generate quarterly reports to Council on all the development application activities. The revamped planning application status list focuses on basic, current information about active applications. This makes it easier for the users to obtain a basic understanding of the application and allow the users to connect with Staff directly. The 1 on 1 consultation was designed to ensure detail information is provided as needed while maintaining accessibility and clarity. Page 386 of 407 September 9, 2025 4 of 8 Report No. PDS25-082 2024 Launch of CityView Portal The Town launched a public-facing CityView portal, enabling applicant to access real-time updates on the status of their planning applications (e.g. under review or circulated to relevant departments). The portal also digitized the submission process, allow applicants to submit applications and supporting documents electronically. 2025 CityView Workspace Upgrade The Town upgraded the CityView workspace to include advance sorting and mapping capabilities for development applications. Varies departments in Town (e.g. Planning, Building, Engineering, By-law, Parks and Legal) can now sort and generate a map by application type, ward, year or status. For example, understanding that a specific use is only permitted in a particular zone, Staff can generate a map instantly showing where the requested use is permitted in Town. York Region Planning Data Hub A similar product was recently completed with collaboration with the York Region Planning Data Hub further supports the evolution of the Town’s planning data infrastructure. In 2025, in collaboration with York Region, in-house regional staff developed a centralized planning data system designed to better support regional and local municipal staff. At this time, this system is not open to the public. This system successfully consolidated development activity and other development related information into a dashboard-style interface with interactive mapping capabilities, streamlining access to critical planning data. Building on this success, the Town aims to adapt this platform to provide public access tailored to local stakeholders and residents, offering a user-friendly interface for exploring planning information. Analysis Staff proposes a real-time interactive dashboard to increase engagement and enhance transparency and communication with Planning information. Proposed Preliminary Scope Page 387 of 407 September 9, 2025 5 of 8 Report No. PDS25-082 As we progress on making enhancements to the Town’s Planning data system to support residents, developers, and Councillors in Town, the following preliminary scope aims to make the planning data more centralized and more accessible: Interactive Dashboard: A web-based dashboard allowing users to view current development applications, zoning details, and Official Plan designations by address, ward, or application type, with clickable maps to explore zoning (e.g., E1 zones for warehouses) and constraints (e.g., heritage, natural features). Real-Time Application Tracking: Allow public access to real-time application statuses (e.g., under review, circulated), with clear prompts to contact staff for detailed inquiries or plan reviews by extracting data from CityView and push the information to a public facing application. Zoning and Policy Summaries: To enhance the existing public facing zoning webpage, a new feature will be provide a concise summarize the applicable Zoning by-law, Official Plan designations, and constraints. Ward Dashboards for Councillors: Customizable dashboards showing local planning activity, application statuses, and key indicators, accessible via an external application. Public Tools for Engagement: Exportable maps and downloadable reports for residents to understand nearby developments and land use regulations, with guides to facilitate one-on-one consultations with staff. Previous Achievement The Town has sufficient in-house personal, expertise to complete this project which is estimated at $15,000 -$20,000 with a completion of Q4 of 2026. The above noted initiatives will leverage existing tools and technology at the Town (i.e. CityView, GIS, FME) and in-house expertise from the Planning and IT departments. Staff have had previous success with automating the integration of data from CityView to GIS system as part of the Road Occupancy Permit System and can apply that knowledge to this project. Resource Requirements In consultation with IT department, the follow are key resources required to make this project successful: Page 388 of 407 September 9, 2025 6 of 8 Report No. PDS25-082 Staff Time: Current planning and IT staff can complete the adaptation within 8-12 months, focusing on interface design and public access integration. Vendor Support: Existing vendors (CityView, Esri, Consortech) will provide technical support for software integration and dashboard functionality, included in current licensing agreements. Budget Considerations: Minor costs for software licensing updates, user interface enhancements or data integration may arise, estimated at $15,000–$20,000, to be included in the 2026 budget. External Funding: Staff will explore provincial or regional grants or expertise (e.g., through York Region’s Planning Data Hub) to offset costs. Delivery: This scope builds on the Town’s existing tools and York Region collaboration, ensuring a cost-effective, user-friendly platform that aligns with the Town’s commitment to transparency and customer service. The project’s completion in other GTA municipalities confirms its feasibility, and in-house resources ensure timely delivery by Q4 2026. Advisory Committee Review None Legal Considerations When implementing a Data Hub, the Town needs to carefully manage privacy, legal liability, cybersecurity, data accuracy, IP rights, and governance risks. Including information disclaimers, establishing clear access protocols, and ensuring proper funding for maintenance are essential risk mitigation steps. Financial Implications There are not direct financial implications as a result of this report. Communications Considerations The Town will inform the public about the information in this report by posting it to the Town’s website. Page 389 of 407 September 9, 2025 7 of 8 Report No. PDS25-082 The Town has actively promoted all planning data tools, as well as the enhancements outlined in this report, through comprehensive outreach campaigns. These efforts have included targeted communications via the Engage Aurora online consultation platform, public surveys, social media posts, and direct email updates to stakeholders. As we progress to this next phase, clear messaging and use of the full breadth of our communications tools will ensure residents, developers, and Councillors are aware of incoming changes, functionality and benefits, as well as any opportunities to give feedback along the way. Climate Change Considerations There are no direct climate change implications as a result of this report. Link to Strategic Plan Alternative(s) to the Recommendation 1. Council to provide further directions on modernizing planning data Conclusions The Town has continuously enhanced the availability of Planning data over the past 12 years. By learning from the York Region’s recent Planning data hub, other municipalities and leveraging our in house IT expertise, Staff is confident that an interactive planning data system can be achieved. With an estimated $15,000 - $20,000 allocated for licensing and consultation with our existing vendors, the project is estimate to be completed by the end of Q4 2026. Attachments Nil Previous Reports Nil Page 390 of 407 September 9, 2025 8 of 8 Report No. PDS25-082 Pre-submission Review Agenda Management Team review on August 18, 2025 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 391 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Member Motion Councillor Gilliland _______________________________________________________________________________________ Re: Elect Respect Campaign Support To: Members of Council From: Councillor Rachel Gilliland Date: September 9, 2025 _______________________________________________________________________________________ Whereas a healthy democracy thrives when all individuals can participate safely, equitably, and meaningfully in public life; and Whereas Aurora, like many municipalities across Ontario, is witnessing an erosion of civil discourse and growing hostility in the political arena, both in person and online; and Whereas elected officials at all levels, particularly women and those from equity- deserving communities, are experiencing increased threats, harassment, and toxic engagement that deter civic participation; and Whereas social media platforms, while powerful tools for engagement, have contributed to a climate of disrespect and polarization that discourages individuals from seeking or maintaining public office; and Whereas inclusive and respectful governance results in better decision-making and stronger representation, especially when voices of diverse genders, identities, races, ethnicities, sexual orientations, ages, and abilities are present at municipal council tables; and Whereas the Association of Municipalities of Ontario (AMO), through its Healthy Democracy Project, has identified troubling trends of voter apathy and a declining interest in running for municipal office; and Whereas in 2024, a group of female elected officials from Halton formed H.E.R. (Halton Elected Representatives), launching the Elect Respect campaign to advocate for respectful political engagement and safe, inclusive workplaces; and Page 392 of 407 Elect Respect Campaign Support September 9, 2025 Page 2 of 2 Whereas on June 5, 2025, the Canadian Association of Feminist Parliamentarians launched a national Parliamentary Civility Pledge, inspired by the work of H.E.R., to promote respectful conduct among elected officials; 1. Now Therefore Be It Hereby Resolved That the Town of Aurora Council endorses the Elect Respect pledge and commits to: • Treating all individuals with respect in every setting; public, private, and digital; • Speaking out against harassment, intimidation, and personal attacks; • Keeping debate focused on ideas and public policy, not individuals; • Fostering an environment where people of all backgrounds feel safe and supported in seeking and holding public office; • Urging relevant authorities to ensure the safety and protection of elected officials facing threats or abuse; • Demonstrating leadership through integrity, accountability, and mutual respect among colleagues and constituents; and 2. Be It Further Resolved That the Town of Aurora encourages other municipalities, elected officials, organizations, and residents to support the Elect Respect initiative and sign the pledge at www.electrespect.ca; and 3. Be It Further Resolved That a copy of this resolution be sent to the Association of Municipalities of Ontario (AMO), Ontario’s Big City Mayors, the Federation of Canadian Municipalities (FCM), local Members of Parliament (MPs) and Members of Provincial Parliament (MPPs), York Region, and York Regional Police. Page 393 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Member Motion Councillor Gilliland _______________________________________________________________________________________ Re: Autonomous Microphone Control During Committee of the Whole and Council Meetings To: Members of Council From: Councillor Rachel Gilliland Date: September 9, 2025 _______________________________________________________________________________________ Whereas the current Procedure By-law is silent on the operational control of microphones by individual Council members; and Whereas the principles of democratic participation, equitable speech, and transparent governance are foundational to effective municipal proceedings; and Whereas the current practice of centralized microphone control may inadvertently restrict or delay a member’s ability to respond to discussion, raise a point of order, or contribute meaningfully to debate; and Whereas granting members operational autonomy over their microphones does not diminish the Chair’s authority under the Municipal Act, 2001, and the Procedure By-law to maintain order and decorum; 1. Now Therefore Be It Hereby Resolved That staff report back to Council regarding the changes required to the Council Chambers Audio/Visual system to give autonomous microphone control to each member of Council while also maintaining the Chair’s authority and ability to enforce the rules of order, decorum, and speaking privileges; and 2. Be It Further Resolved That the report include the associated costs of making these changes to the Council Chambers Audio/Visual system as well as any amendments required to the Procedure By-law. Page 394 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Member Motion Councillor Gilliland _______________________________________________________________________________________ Re: Protection and Commemoration of Aurora’s Oldest Trees that Hold Cultural and Historical Significance To: Members of Council From: Councillor Rachel Gilliland Date: September 9, 2025 _______________________________________________________________________________________ Whereas Aurora is home to a handful of trees believed to be senescent or centenarian in nature, representing important natural, cultural and historical significance; and Whereas these trees serve as a living testament and hold future cultivar legacies to Aurora’s ecological heritage and is valued by residents and visitors alike; and Whereas the preservation of significant natural features aligns with the Town’s ongoing commitment to environmental stewardship, public education, and the protection of its natural assets; 1. Now Therefore Be It Hereby Resolved That staff be directed to identify these trees, assess the health, species, and estimated age of these trees in collaboration with certified arborists and local environmental groups; and 2. Be It Further Resolved That staff report back with recommendations on measures to ensure the long-term protection and maintenance of these trees, including hazard risk assessments, long-term health plans with yearly evaluations and other necessary practices to extend longevity; and 3. Be It Further Resolved That the report should also include commemorative recognition elements such as an interactive plaque at the site highlighting its ecological, cultural, and natural significance to the community; a neighbourhood ribbon-cutting event to foster community pride; and collaborative tours or map- based integration with the arboretum; and 4. Be It Further Resolved That staff consult with the Town’s Museum and Archives, Heritage and Environmental Advisory Committees, if applicable, for input on the design and wording of the commemorative plaque; and Page 395 of 407 Protection and Commemoration of Aurora’s Oldest Trees that Hold Cultural and Historical Significance September 9, 2025 Page 2 of 2 5. Be It Further Resolved That staff develop an afterlife life plan should the tree perish such as architectural art; repurposing of wood; and cultivating seeds and cuttings to expand its genus strain; and 6. Be It Further Resolved That any costs associated with the plaque, assessment, and preservation measures be considered as part of the next applicable operating or capital budget or funded through available grants or sponsorship opportunities. Page 396 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Member Motion Mayor Mrakas _______________________________________________________________________________________ Re: Release of Closed Session and other Materials – Armoury New Tenant Process To: Members of Council From: Mayor Tom Mrakas Date: September 9, 2025 _______________________________________________________________________________________ Whereas the Town of Aurora has held multiple closed session discussions concerning the selection and negotiation process for a new tenant at the Aurora Armoury; and Whereas there is growing public interest in transparency regarding the decision-making process and criteria used in awarding tenancy for this municipally significant and publicly owned facility; and Whereas closed session materials, including reports and minutes, and other records, such as presentations, and correspondence, may be released to the public as long as the matter is no longer subject to negotiation, confidentiality or disclosure restrictions under the Municipal Act, 2001 or the Municipal Freedom of Information and Protection of Privacy Act; 1.Now Therefore Be It Hereby Resolved That Council direct staff to review all records related to the Armoury new tenant process, including but not limited to: •Council and Committee meeting agendas and minutes; •Staff reports and memoranda from closed session meetings; and •Presentations and correspondence; and 2.Be It Further Resolved That any materials which are no longer subject to confidentiality or disclosure restrictions under the Municipal Act, 2001, or the Municipal Freedom of Information and Protection of Privacy Act, be released publicly in full or in redacted form as appropriate, with a summary outlining the rationale for any redactions. Page 397 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Member Motion Mayor Mrakas _______________________________________________________________________________________ Re: Release of Closed Session Minutes To: Members of Council From: Mayor Tom Mrakas Date: September 9, 2025 _______________________________________________________________________________________ Whereas a closed session of Council was held on July 9, 2024, during which Council considered a request for reconsideration related to the appeals of the proposed development at 65 St. John’s Sideroad East; and Whereas there is significant public interest in the outcome and rationale of that discussion; and Whereas the Municipal Act, 2001 and the Municipal Freedom of Information and Protection of Privacy Act permit the release of closed session records once the subject matter is no longer confidential due to concluded negotiations, legal matters, or other disclosure restrictions; 1.Now Therefore Be It Hereby Resolved That staff be directed to review the closed session minutes and any associated materials from the July 9, 2024 Council meeting concerning the reconsideration request for 65 St. John’s Sideroad East; and 2.Be It Further Resolved That any portions of the minutes and materials no longer subject to litigation privilege, or other disclosure restrictions under the Municipal Act, 2001 and the Municipal Freedom of Information and Protection of Privacy Act, be released to the public either in full or with necessary redactions. Page 398 of 407 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Memorandum Mayor’s Office Re: York Regional Council Highlights of June 26, 2025 To: Members of Council From: Mayor Mrakas Date: September 9, 2025 Recommendation 1. That the York Regional Council Highlights of June 26, 2025 be received for information. Page 399 of 407 1 Wednesday, July 2, 2025 York Regional Council –Thursday, June 26, 2025 Live streaming of the public session of Council and Committee of the Whole meetings is available on the day of the meeting from 9 a.m. until the close of the meeting. Past sessions are available at york.ca/CouncilAndCommittee York Region approves policies to help address housing challenges York Regional Council approved several changes to development charges deferral policies aimed at addressing housing challenges across York Region communities. Key changes include: 1.Deferral of development charges, including: x Non-luxury rental until their use changes, provided they operate as non-luxury rentals for at least 40 years and have a minimum of four units; this policy is retroactive to April 3, 2025, and is available for developments achieving building permits up to December 31, 2029 x Ground-related development, deferring payment of hard services development charges (water, wastewater and roads) until first building permit issuance, interest-free, originally approved at the April 3, 2025, Special Meeting of Council and in effect since then x High-rise buildings until the earlier of 48 months, or registration of condominium, with the first 2 years being interest free, originally approved at the Special Meeting of Council on April 3, 2025, and in effect since then x Changes to other existing deferral policies to incentivize development of large and small office buildings 2. A first-time homebuyers’ development charges equivalent rebate up to and including $1 million, before taxes and a declining scale development charges equivalent rebate up to $1.5 million before taxes. This passes savings to homebuyers and will take effect pending receipt of new dedicated funding from provincial and federal governments to fully offset costs. This was brought forward at the meeting on April 3, 2025. 3. Other policies include: x Increasing flexibility for developers providing upfront financing for infrastructure x Modernizing security requirements, to accept Pay on Demand Surety Bonds for Development Charge Deferral Agreements and Prepaid Development Charge Credit Agreements x Supporting farming with a new deferral or exemption contingent on local municipal matching for a new residential dwelling unit for farm workers on agricultural lands x Revised redevelopment credits treatment to encourage prompt demolition of derelict buildings Find out more about how York Region is working towards improving housing affordability at york.ca/DevelopmentChargeImpacts Page 400 of 407 2 New framework to select sites for Regional housing development Regional Council approved a new framework in order to effectively evaluate sites of interest for Regional housing development. The framework will provide an updated, objective and transparent process for siting new housing investment. The proposed Site Selection Framework for Regional Housing Development includes three steps: x Confirm site alignment with Priority Areas for Housing Investment x Assess alignment with prerequisite criteria for lands not owned by York Region or Housing York Inc. x Conduct locational analysis Based on these results, sites will be classified as high, medium or low development potential. York Region staff will use the framework to evaluate lands and engage with local municipalities to ensure municipal Council agreement. To advance sites for emergency and transitional housing with greater certainty, Regional Council is requesting each local municipality pass a resolution confirming sites for advancement by October 2025. York Region staff will report back on the sites that will be advanced for development by the end of 2025. More information about housing in York Region is available at york.ca/Housing More than 52,000 residents benefited from Community Investment Fund projects and initiatives in 2024 Regional Council received an update on the 2024 activities of the York Region Community Investment Fund, which invests in local initiatives delivered by not-for-profit community agencies and partners. In 2024, approximately $8.5 million was invested in 131 projects and initiatives delivered by 86 community agencies. This supported more than 52,000 York Region residents. Key areas of the work included: x Housing Stability: $3.4 million for projects to help residents find or keep stable housing x Mental Well-being: $2.9 million for projects to help residents have positive mental health x Organizational Development: $456,993 for initiatives supporting organizations with operational, small capital and resident needs x Food Security: $351,567 for projects and initiatives to improve food system access and strengthen the food security system x Diversity, Equity and Inclusion: $30,000 for a project to promote revitalization and foster community connections with Indigenous culture An additional $1.4 million was allocated to support various critical community needs, including initiatives to help residents access York Region Transit. Learn more at york.ca/communityinvestment Page 401 of 407 3 Sleeves Up: York Regional Council receives an update on measles and public health response Regional Council, in its role as Board of Health, received an update on the current measles situation and public health response activities in York Region. As of June 24, 2025, Ontario has reported a total of 2,212 measles cases related to the outbreak affecting many areas in the province. There are 75 additional measles cases associated with travel or an unknown source since 2024. Most cases are in southwestern Ontario and involve individuals who are unvaccinated. So far this year in York Region, there have been three confirmed measles cases, including one linked to the Ontario outbreak. In addition, York Region identified 25 sites where people may have been exposed to measles, followed up with more than 2,000 individuals and investigated 79 possible cases, connecting them to testing and care. Vaccination remains the best protection against measles. For more information, visit york.ca/measles and for information on immunization clinics, visit york.ca/SleevesUp York Region commits to leveraging $2 million to boost auto-tech innovation Regional Council approved leveraging $2 million of the Innovation Investment Fund for an Ontario Vehicle Innovation Network (OVIN) application. If accepted by OVIN, York Region will establish and lead a Regional Technology Development Site. Ontario Vehicle Innovation Network (OVIN) has engaged York Region to explore the opportunity to establish a new Regional Technology Development Site. This program helps small and medium-sized businesses develop, test and prototype new automotive and smart mobility technologies. With a focus on the auto-tech sector, the York Region site will provide businesses with access to physical locations to build and test technologies, use specialized tools and equipment, try out their technologies in real- world settings and receive expert advice and industry knowledge. Benefits to establishing this site in York Region include: x Driving economic stability and fueling innovation in alignment with the 2024-2027 Economic Development Action Plan x Supporting a strong range of technology development activities such as connected vehicles, auto technology, cyber security and drone technologies x Providing access to an ecosystem and assets to accelerate technology commercialization x Leveraging the breadth of businesses, resources, talent and potential partners to support the development site If accepted, York Region’s $2 million contribution will be leveraged with $2.5 million over four years from OVIN plus collaborate work to secure additional funding for the project through private sector contributions. Investments will total $7 million for the development site, which York Region will establish and manage. Visit yorklink.ca to find out more about York Region’s business sectors and innovation. York Region continues to build partnerships and celebrate inclusive communities Page 402 of 407 4 Regional Council received an update on the implementation of A Place to Thrive: York Region’s 2024 to 2027 Plan for Newcomer Inclusion. In March 2024, Council approved A Place to Thrive: York Region’s 2024 to 2027 Plan for Newcomer Inclusion to support the success of newcomers settling in York Region with three objectives: x Expanding newcomers’ awareness of and access to health and well-being services and resources x Celebrating newcomers’ contributions to the Region’s diversity and economy x Promoting a regional economy in which newcomers have jobs that align with their education, skills and work experience Progress is being made across all collective action areas under the plan, with 24 of 28 implementation activities in progress and on track for completion by 2027. York Region officially recognizes September 12 to 21, 2025 as Welcoming Week in York Region to celebrate welcoming communities inclusive of newcomers. The Region-wide annual Welcoming week will include events hosted by community partners, local municipalities and the Region. More information is available at york.ca/NewcomerPlan York Region achieves top marks with 92% of waste diverted from landfill York Region successfully diverted 92% of waste from landfill in 2024, surpassing Regional Council’s 90% target for the 8th consecutive year. York Region’s diversion rate includes all waste collected through local municipal curbside programs, waste depots and energy from waste. The 2024 Annual Waste Management Report summarizes York Region’s waste diversion and reduction initiatives and progress made to advance the Integrated Waste Management Master Plan (SM4RT Living Plan). Highlights from 2024 include: x Managing 365,302 tonnes of waste, including local municipal curbside waste, organics, recycling, yard waste, waste depot diversion programs and energy-from-waste x Launching the SM4RT Living Plan five-year review to improve customer experience, ensure infrastructure resilience and strengthen community partnerships x Expanding reuse and repair efforts x Advancing permits and construction on the Convertus Biofuel Facility x Continuing advocacy and planning for the transition of the Blue Box program to full producer responsibility Learn more about York Region’s programs to help reduce waste at york.ca/Waste York Region cuts emissions and diesel use with electric fleet Regional Council received an update on The Regional Municipality of York’s 2024 corporate greenhouse gas emissions and energy costs. Highlights of the Region’s 2024 Corporate Energy Update include: x Implementing the Corporate Fleet Electrification Plan, saving 115,000 litres of gasoline and lowering net emissions by 229 tonnes x Reporting record high York Region Transit ridership, up by 12% to 23.7 million riders, offsetting single vehicle use and reducing traffic congestion; while this led to a 3% increase in transit bus emissions, overall environmental impacts from increased ridership are more sustainable Page 403 of 407 5 x Electrifying 14 transit buses and conserving 53,600 litres of diesel fuel in 2024; adding another 50 electric buses in 2025 and another 50 in 2026 to further reduce diesel fuel consumption x Innovations to electrify vehicles and buildings are one of the fastest growing areas of climate mitigation technology and proving to be a dominant path toward York Region’s net-zero emissions commitment. Energy Conservation and Demand Management Plan initiatives deliver annual decreases in corporate greenhouse gas emissions toward an 81% reduction by 2050 and support climate change mitigation in the 2022 Climate Change Action Plan. Learn more at york.ca/Energy York Region maintains strong investment performance Regional Council received an overview of 2024 Investment Activities and Performance, highlighting the 2024 investments meeting the requirements of investment policies approved by Council and the Sinking Fund Committee. In 2024, York Region General Fund and Sinking Fund investment portfolios had a combined total value of approximately $7.57 billion. Investment highlights include: x General Fund, consisting of investments held for reserves and reserve funds, working capital and other funds of the corporation, earned $219 million on average investments of $5 billion, representing a realized rate of return of 4.38% x Total return of 5.98% exceeded Financial Times Stock Exchange / Standard and Poor’s (FTSE/S&P) Index by 1.83% x Sinking Fund, used to repay the principal amount of a debenture upon its maturity, earned $46 million on average investments of $1.4 billion, representing a realized rate of return of 3.25% To learn more about York Region’s financial information, visit york.ca/Finance York Region Court and Tribunal Services 2024 Progress Report highlights significant achievements and future plans Regional Council received the 2024 Progress Report for Court and Tribunal Services, highlighting 2024 accomplishments and outlining strategic actions for 2025. This report is part of the 2023-2026 Action Plan, advancing Court and Tribunal Services’ priorities through innovative initiatives, efficiency reviews and strategic collaboration. Achievements in 2024 include: x Administrative Penalty Tribunal: Launched for camera-based offences, the Administrative Penalty Tribunal streamlines the adjudication process x Consolidation of courthouses: York Region successfully combined two Provincial Offences Courthouses into a single location at 17150 Yonge Street, Newmarket x Operational metrics: 71,549 court appearances and collected $29.9 million in payments Priority areas for 2025 include: x Optimize collections: Enhance approach to collecting unpaid fines/collections by using modern tools and working with the Province to explore more flexible and effective solutions. x Service Delivery Review: Collaborate with staff and customers to improve the court experience x French Language Services Subcommittee: Enhance the availability and quality of French language services Page 404 of 407 6 To learn more about York Region’s Court and Tribunal Services, visit york.ca/courts York Region taking ownership and responsibility for cycling paths along Regional roads Regional Council approved a new policy for York Region to take ownership and responsibility for building and maintaining off-street cycling paths built along Regional roads. This policy reflects residents’ growing interest in sustainable transportation options and aligns with Regional strategies promoting safety, mobility and environmental sustainability. The Regional Ownership and Maintenance of Cycling Paths Policy applies a framework for York Region to implement, own and maintain new off-street cycling paths built from 2026 onward in municipalities that opt in through their respective Councils. The companion Ownership and Maintenance of Cycling Paths Transfer Policy outlines criteria for transferring existing paths to Regional ownership and provides clarity around responsibility. Operating costs will be phased in and reviewed annually through the budget process. Over time, Regional ownership is expected to reduce operating costs for local cities and towns by eliminating duplication of maintenance responsibilities. Learn more about cycling in York Region, including education and routes, at york.ca/Cycling Cedar Avenue construction advancing to support Yonge North Subway Extension Regional Council approved advance capital spending and direct purchase for construction of Cedar Avenue from High Tech Road to Langstaff Road in the City of Markham and City of Richmond Hill to begin construction three years earlier than initially planned. Construction is required to meet Metrolinx’s Yonge North Subway Extension project schedule and development of adjacent Transit-Oriented Community lands. Cedar Avenue will connect Richmond Hill Centre and Langstaff Gateway, creating a vital north-south mid-block route that offers alternative access to Yonge Street and Bayview Avenue. Construction start was identified for 2029 as part of the 2025 10-year Capital Plan for $10.7 million. Once complete, Cedar Avenue will be a local road, owned and maintained by the Cities of Richmond Hill and Markham. Learn more about the Yonge North Subway Extension at yongesubwayext.com/ York Region 2024 Community Report now available Regional Council received the 2024 Community Report, showcasing success through fostering economic prosperity, supporting community well-being, driving environmental stewardship and efficiently delivering trusted services. Each year, the Community Report demonstrates progress of the 2023 to 2027 Strategic Plan and financial statements related to the Region’s budget. Key accomplishments in the 2024 Community Report include: x Delivered 125 billion litres of clean and safe drinking water Page 405 of 407 7 x Received 100% compliance rate on all water quality samples x Processed more than 365,000 tonnes of waste, helping to reduce our environmental impacts and supporting a cleaner community x Hired 46 York Regional Police officers and 34 paramedic staff to support community health, safety and well-being x Launched the provincial One Fare Program with approximately 7.64 million cross boundary trips between York Region Transit and the Toronto Transit Commission x Added 48 new YorkNet connections for a total of 910 active network connections x Housed 436 families in need of subsidized housing x Planted 123,823 trees and shrubs, surpassing the total planted in 2023 x Administered 103,524 vaccine doses through 1,292 Public Health immunization clinics Visit york.ca/AnnualReports to learn more. Council also received annual reports from YorkNet, a York Region-owned corporation delivering government-funded infrastructure to connect communities with reliable, high-speed internet, Housing York Inc., providing quality community housing, fostering vibrant and inclusive neighbourhoods across York Region and York Regional Police. York Region extends condolences on the passing of John McCallum Regional Council extended its condolences on the passing of former federal cabinet minister, The Honourable John McCallum. Mr. McCallum’s political career spanned nearly two decades. He was first elected in 2000 as Member of Parliament for Markham – later representing Markham-Unionville – and served in the House of Commons until 2017. During his political career, he held several cabinet positions under three separate Prime Ministers. His roles included Minister of National Defence, Parliamentary Secretary to the Minister of Finance, Minister of Veterans Affairs, Minister of National Revenue and Minister of Immigration, Refugees and Citizenship, where he was instrumental in resettling 50,000 Syrian refugees in Canada – one of his most significant political achievements. He resigned from politics in 2019 while serving as Canada's Ambassador to China. Mr. McCallum was well respected – known as a kind person with a great sense of humour, a family man and an inspiration and friend to many. NHL and NBA Championships Regional Council offered congratulations to hometown NHL and NBA players, including Town of East Gwillimbury’s Sam Bennett, Town of Newmarket’s Connor McDavid and Town of Aurora’s Andrew Nembhard for their outstanding performances in their respective finals. June Observances Regional Council recognized the following observances in June 2025: x National Indigenous Heritage Month x Filipino Heritage Month x Italian Heritage Month x Portuguese History and Heritage Month and Portugal Day (June 10) Page 406 of 407 8 x Seniors Month x Pride Month (Pride Season) x World Elder Abuse Awareness Day – June 15, 2025 x Health Professionals’ Week - June 15 to 21, 2025 x National Indigenous Peoples Day – June 21, 2025 x Canadian Multiculturalism Day – June 27, 2025 x Canada Day – July 1, 2025 Next meeting of York Regional Council The next Meeting of York Regional Council will be held on Thursday, September 25, 2025, at 9 a.m. in the York Region Administrative Centre Council Chambers, located at 17250 Yonge Street in the Town of Newmarket. Both meetings will be streamed on york.ca/Live The Regional Municipality of York consists of nine local cities and towns and provides a variety of programs and services to 1.29 million residents and 57,000 businesses with approximately 624,000 employees. More information about York Region’s key service areas is available at york.ca/RegionalServices -30- Media Contact: Barbara Schnier, Corporate Communications, The Regional Municipality of York Cell: 905-505-5775 I barbara.schnier@york.ca Page 407 of 407