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Agenda - Public Planning - 20260324Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, March 24, 2026 Time:7 p.m. Location:Council Chambers, Aurora Town Hall Meetings are available to the public in person and via live stream on the Town’s YouTube channel. To participate, please visit aurora.ca/participation. Pages 1.Call to Order Note: Added items are marked with an asterisk (*). 2.Land Acknowledgement 3.Approval of the Agenda 4.Declarations of Pecuniary Interest and General Nature Thereof 5.Planning Applications The Mayor will introduce the procedure that will be followed during the meeting. 5.1 PDS26-027 - Application for Official Plan Amendment and Zoning By-law Amendment, Eric and Theresa Jacquelene Liversridge and Livewell on Wellington General Partners Ltd., 1414-1426 and 1452 Wellington Street East 1 Lots 1 to 4, Registered Plan 525, File Numbers: OPA-2025-10, ZBA-2025- 09, ZBA-2022-06 That Report No. PDS26-027 be received; and1. That comments presented at the statutory Public Planning meeting be addressed by Planning and Development Services in a report to a future Committee of the Whole meeting. 2. *5.1.1 Staff Presentation 23 *5.1.2 Applicant Presentation 38 6.Confirming By-law 6.1 By-law Number XXXX-26 - Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on March 24, 2026 49 7.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 6 -027 Subject: Applications for Official Plan Amendment and Zoning By-law Amendment Eric and Theresa Jacquelene Liversridge and Livewell on Wellington General Partners Ltd. 1414-1426 & 1452 Wellington Street East Lots 1 to 4, Registered Plan 525 File Numbers: OPA-2025-10, ZBA-2025-09, ZBA-2022-06 Prepared by: Felix Chau, Planner Department: Planning and Development Services Date: March 24, 2026 Recommendation 1. That Report No. PDS26-027 be received; and 2. That comments presented at the statutory Public Planning meeting be addressed by Planning and Development Services in a report to a future Committee of the Whole meeting. Executive Summary The purpose of this report is to provide Council and members of the public with background information on three Planning Act applications (Figure 1):  Official Plan Amendment (OPA-2025-10) on 1414 and 1426 Wellington Street East;  Zoning By-law Amendment (ZBA-2025-09) on 1414 and 1426 Wellington Street East; and  Zoning by-law Amendment (ZBA-2022-06) on 1452 Wellington Street East. The following is a summary of the development proposal: Page 1 of 49 March 24, 2026 2 of 13 Report No. PDS26-027  The proposed OPA seeks to redesignate 1414 and 1426 Wellington Street East from “Community Commercial” to “Medium-High Urban Residential”.  The proposed ZBA seeks to rezone 1414 and 1426 Wellington Street East from “Rural (RU) Zone” to “Townhouse Dwelling Residential (R8) Exception Zone (XX)” for standard townhouses and “Townhouse Dwelling Residential (R8) Exception Zone (YY)” for back-to-back townhouses. Two exception zones will be established, one to address the standard townhouse specifications, and one to address the back-to-back townhouse specifications.  For 1452 Wellington Street East, the ZBA proposes to amend the zoning standards approved through ZBA-2022-06, “Townhouse Dwelling Residential (R8) Exception Zone (551)”, to “Townhouse Dwelling Residential (R8) Exception Zone (YY)” to permit back-to-back townhouse dwelling units.  The conceptual Site Plan demonstrates a residential development consisting of 74 townhouse units between six blocks, with 32 back-to-back townhouses units between two blocks and 42 standard townhouse units between four blocks.  The development is proposed to be access through a private condominium road, with 15 visitor parking spaces provided across the site. Vehicular access to the site is proposed through the previously approved right-in right-out from Wellington Street East, and a proposed entrance through the SARC private driveway.  A preliminary review of the proposed application has been undertaken by Town departments and public agencies, with those comments and any additional comments from the Public Planning Meeting to be addressed prior to a recommendation report being brought forward to Council. Background Application History On October 2023, Official Plan Amendment (OPA-2022-04), Zoning By-law Amendment (ZBA-2022-06) and Draft Plan of Subdivision (SUB-2022-01) Applications were approved for 1452 Wellington Street East (eastern portion of the site) to facilitate the development of 30 standard townhouse units accessed through a private common Page 2 of 49 March 24, 2026 3 of 13 Report No. PDS26-027 elements condominium road, with right-in right-out access from Wellington Street East. A Site Plan Application (SP-2022-10) was approved in July 2024 (Figure 2), a Site Plan Agreement has been drafted but is not yet executed. This development did not contemplate vehicular connections to the western parcel at 1414 and 1426 Wellington Street East, and as currently planned, the site plan for 1452 Wellington Street East has a parkette, visitors parking and a road separating it from 1414 and 1426 Wellington Stret East. On February 2026, the owner of 1414 and 1426 Wellington Street East, Liversridge (current Property Owner), authorized the applicant (Land Services Group) to submit the subject Planning Applications (OPA-2025-10 and ZBA-2025-09) on their parcel of land. The proposed amendments would redesignate and rezone 1414 and 1426 Wellington Street East to facilitate the development of 20 standard townhouse units and 16 back- to-back townhouse units for a total of 36 units. (Figure 5 and 6) In conjunction, the Applicant also applied to amend an approved site-specific Zoning By-law (ZBA-2022-06) on 1452 Wellington Street East to remove 8 of the approved 30 Townhouses for 16 back-to-back townhouse units. (Figure 6) In order to accommodate the above development, the Applicant will need a Site Plan Amendment application on 1452 Wellington Street East and a Site Plan application for the development on 1414 and 1426 Wellington Street East. The site plan amendment on 1452 Wellington Street East will need to consider the following:  Removal of eight approved townhouse units (middle block) to replace them with 16 back-to-back townhouse units  Removal of the approved private parkette and landscape areas  Reconfigure the location of the visitors parking and road pattern to connect with the development proposal at 1414 and 1426 Wellington Street East  Possibility of a secondary access off Stronach Aurora Recreational Complex (SARC). (Figure 7). The Site Plan application on 1414 and 1426 Wellington Street East will need to consider the proposed new residential units and the vehicular access onto Wellington Street and the SARC. Page 3 of 49 March 24, 2026 4 of 13 Report No. PDS26-027 Location / Land Use The subject lands are comprised of 1414 and 1426 Wellington Street East and 1452 Wellington Street East. The lands are located on the north side of Wellington Street East, west of Leslie Street. Overall, the site is approximately 1.1 hectares (2.7 acres) in size with frontage along Wellington Street East of approximately 137 metres (450 feet). (Figure 1) The property at 1414 and 1426 Wellington Street East is currently occupied by one single detached dwelling and an accessory structure in the rear yard. Vehicular access to the detached dwelling is provided via private driveway connecting to Wellington Street East. The property at 1452 Wellington Street East has been serviced in accordance with the previously approved plans. However, construction is currently on hold as further construction is pending approval of the subject applications, as well as an amended Site Plan Application. Surrounding Land Uses The surrounding land uses are as follows: North: North of the 1414 and 1426 Wellington Street East property is the parking area for the Stronach Aurora Recreation Complex (SARC). North of 1452 Wellington Street East property are lands designated as Community Commercial – Site Specific Policy Area 27 (Polo Club) but currently contain vacant greenspace. Further north is a Church and a new development consisting of medium density residential units in the form of townhouses and low-density residential unit in the form of single detached dwellings (Skale – 15370 Leslie Street). South: Immediately south of the property is Wellington Street East, and across is vacant land being 1289 Wellington Street which currently contains active Zoning By-law Amendment (ZBA-2025-07) and Plan of Subdivision (SUB-2025- 01) applications proposing 117 townhouse dwelling units and 8 single detached dwellings. East: Abutting to the east is an Esso gas station and associated Tim Hortons with a drive-through. Further east is Lesile Street. Page 4 of 49 March 24, 2026 5 of 13 Report No. PDS26-027 West: Stronach Aurora Recreation Complex (SARC). Further west is the Central York Fire Station, followed by an approved subdivision for medium density residential development in the form of townhouses (Elyse Court Subdivision). Policy Context Provincial Policies All Planning Act development applications are subject to provincial policies. The Provincial Planning Statement (PPS) provides policy direction on matters of provincial interest. These policies support the development of strong communities through the promotion of efficient land use and development patterns. 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 The lands at 1414 and 1426 Wellington Street East are currently designated as “Community Commercial” in the Town of Aurora Official Plan. It is the intent of this designation to promote neighbourhood scale commercial opportunities to service the local community (Figure 3). The lands at 1452 Wellington Street East are designated “Medium-High Density Residential”. The intent of this designation is to provide residential neighbourhoods made up primarily of multi-unit grade-related housing and apartment buildings (Figure 3). Within Schedule “A” of the Official Plan, the subject lands fall within a Local Corridor. Intensification is directed to the Local Corridors, at densities and a scale that is compatible with surrounding areas. Zoning By-law 6000-17, as amended The lands at 1414 and 1426 Wellington Street East are currently zoned “Rural (RU)” which does not permit the requested development. (Figure 4) Page 5 of 49 March 24, 2026 6 of 13 Report No. PDS26-027 The lands at 1452 Wellington Street East are currently zoned “Townhouse Dwelling Residential (R8) Exception Zone (551)”. This exception zone does not permit back-to- back townhouses. (Figure 4) Reports and Studies The Owner submitted the following documents as part of the proposed Official Plan Amendment and Zoning By-law Amendment applications: Report Name Report Author Planning Justification Report JKO Planning Draft Official Plan Amendment JKO Planning Draft Zoning By-law JKO Planning Architectural Package Land Services Group Topographical Survey Lejan Land Surveying Inc. Preliminary Grading Plan SitePlanTech Inc. Preliminary Servicing Plan SitePlanTech Inc. Erosion and Sediment Control Plan SitePlanTech Inc. Construction Management Plan SitePlanTech Inc. Servicing and Stormwater Management Report SitePlanTech Inc. Natural Heritage Evaluation GeoProcess Research Associates Environmental Noise Assessment YCA Engineering Ltd. Tree Inventory and Preservation Plan Kuntz Forestry Consulting Inc. Phase 1 Environmental Site Assessment Haddad Geotechnical Inc. Phase 2 Environmental Site Assessment Haddad Geotechnical Inc. Page 6 of 49 March 24, 2026 7 of 13 Report No. PDS26-027 Report Name Report Author Preliminary Soil Study Geofound Engineering Geotechnical Investigation & Slope Stability Assessment Geofound Engineering Preliminary Transportation Brief CGH Transportation Inc. Archaeological Clearance Ministry of Citizenship and Multiculturalism Proposed Applications Proposed Official Plan Amendment The proposed OPA seeks to redesignate the lands at 1414 and 1426 Wellington Street East from “Community Commercial” to “Medium-High Urban Residential”. As shown in Figure 5, the applicant is proposing to amend the existing Official Plan designation “Community Commercial” to “Medium-High Urban Residential” on the western portion on the subject lands to permit the development of standard and back- to-back townhouse dwelling units on a common elements condominium road. The Medium-High Urban Residential designation promotes a strong built form along major roads and a smooth transition to lower-density areas. Permitted uses include all townhouse types (including standard and back-to-back), apartment buildings, additional dwelling units, and compatible home occupations within townhouses. This designation is typically located along the major arterial roads such as Bayview Avenue, Leslie Street and Wellington Street East, near commercial, recreational, community, and transit services. Proposed Zoning By-law Amendments To rezone the lands at 1414 and 1426 Wellington Street East from a Rural Zone to a site- specific Townhouse Zone to facilitate a total of 36 residential units. 1414 and 1426 Wellington Street East As shown in Figure 6, the Applicant proposes to rezone the lands at 1414 and 1426 Wellington Street East from Rural (RU) Zone to Townhouse Dwelling Residential (R8) Exception Zones (XX) and Townhouse Dwelling Residential (R8) Exception Zones (YY). Page 7 of 49 March 24, 2026 8 of 13 Report No. PDS26-027 R8(XX) includes the following site-specific exemptions:  Permit Standard Townhouse built form  Decrease in minimum lot area  Decrease in minimum lot frontage  Decrease in minimum setbacks for all yards  Increase in maximum height  Decrease in minimum visitor parking requirements R8 (YY) includes the following site-specific exemptions:  Permit Back-to-back Townhouse built form  Decrease in minimum lot area  Decrease in minimum lot frontage  Decrease in minimum setbacks for all yards  Increase in maximum height  Decrease in minimum visitor parking requirements To rezone a portion of the lands at 1452 Wellington Street East to permit back-to-back townhouses. 1452 Wellington Street East As shown in Figure 6, the Applicant proposes to rezone a portion of the lands at 1452 Wellington Street East to Townhouse Dwelling Residential (R8) Exception Zones (YY). The proposed R8 (YY) zone is a continuation of the same R8 (YY) zone from 1414 and 1426 Wellington Street East. R8 (YY) includes the following site-specific exemptions:  Permit Back-to-back Townhouse built form  Decrease in minimum lot area  Decrease in minimum lot frontage  Decrease in minimum setbacks for all yards  Increase in maximum height  Decrease in minimum parking requirements The Applicant submitted draft Zoning By-laws which is currently under review by staff. The following is a table to compare the difference between the parent Townhouse (R8) zoning requirements with the proposed R8 Exception Zones. Page 8 of 49 March 24, 2026 9 of 13 Report No. PDS26-027 Parent R8 Zone Requirements Proposed R8 Exception Zone (XX) (Standard Townhouse) Proposed R8 Exception Zone (YY) (Back-to- back Townhouse) Lot Area (minimum) 180 square metres 120 square metres 42.5 square metres Lot Frontage (minimum) 30 metres (6 metres per unit) 5.5 metres per unit 6 metres Front Yard (minimum) 7.5 metres 6.0 metres 0 metres Rear Yard (minimum) 7.5 metres 7.0 metres 0 metres Interior Side Yard (minimum) 0 metres for interior units 1.5 metres for end units 0 metres for interior units 0.6 metres for end units 0 metres Exterior Side Yard (minimum) 6.0 metres 5.1 metres N/A Height (maximum) 10 metres 11 metres 11 metres Parking (minimum) 1.5 spaces/dwelling unit, minimum 20% of spaces provided shall be set aside for visitor parking 2 spaces/dwelling unit 6 visitor spaces 1 space/unit (north units) 2 spaces/unit (south units) 20% visitor spaces Page 9 of 49 March 24, 2026 10 of 13 Report No. PDS26-027 Conceptual Site Plan The proposed land use amendments will facilitate a residential development consisting of 74 townhouse dwelling units (42 standard units and 32 back-to-back units) with a right- in right-out access from Wellington Street East and a proposed access through the Stronach Aurora Recreation Complex private driveway. As part of the Official Plan and Zoning By-law Amendment applications, the applicant has provided a conceptual Site Plan and Elevation drawing as shown in Figures 7 and 8. In total, the development proposes 74 townhouse units between six blocks, with 32 back-to-back townhouses units between two blocks and 42 standard townhouse units between four blocks. As shown Figure 8, the applicant provided elevations of the proposed townhouses from Wellington Street East depicting the proposed standard townhouse units. These proposed standard townhouses feature attached garages at the rear of the property, with the main pedestrian entrances fronting onto Wellington Street East. The middle block of townhouses are the proposed back-to-back townhouses. Each unit features and attached garage and pedestrian entrance fronting onto the proposed internal roads. The standard townhouse units are the rear of the property also feature standard townhouse units fronting onto the internal road, however these properties feature a rear yard. Through the previously approved applications on 1452 Wellington Street East, the building architecture were reviewed and approved as shown in Figure 9. Should the proposed building design change, it will be reviewed as part of future Site Plan Application. The development is proposed to be access through a private condominium road, with 15 visitor parking spaces provided across the site. Vehicular access to the site is proposed through the previously approved right-in right-out from Wellington Street East, and a proposed entrance through the SARC private driveway. A Site Plan Application for 1414 and 1426 Wellington Street East and a Site Plan Amendment Application for 1452 Wellington Street East will be required to be submitted concurrently. Page 10 of 49 March 24, 2026 11 of 13 Report No. PDS26-027 Department / Agency Comments The proposed applications were circulated to all internal and external agencies for review and comments. The following is a summary of matters that will require further discussions on:  Conformity to the Provincial policies and other planning policies.  Review of the proposed site-specific zoning standards.  Review of the proposed vehicular access from the SARC.  Review of the proposed connection to the townhouse development to the east.  Availability of municipal servicing capacity. Public Comments A Community Information Meeting (CIM) was held on February 26, 2026, at the Stronach Aurora Recreation Complex. The meeting was attended by 2 individuals for information, as well as Town Planning staff, the applicant, consulting team and the Councillor for Ward 6. No formal comments were received during the circulations at the timing of drafting of this report. Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee and provided no comments as it pertains to the application. Any final review comments that need to be addressed with the Accessibility Advisory Advisor will be done prior to the approval of the Site Plan application. Legal Considerations Subsections 22 (7) and 22 (7.0.2) of the Planning Act states that if Council refuses the Official Plan Amendment application or fails to make a decision on it within 120 days after the receipt of the application, the applicant (or the Minister) may appeal the application to the Ontario Land Tribunal (OLT). Subsection 34 (11.0.0.0.1) of the Planning Act states that if the passing of a Zoning By- law Amendment also requires an amendment to the Official Plan, and that if both applications are made on the same day, if Council refuses the Zoning By-law Amendment application or fails to make a decision on it within 120 days after the Page 11 of 49 March 24, 2026 12 of 13 Report No. PDS26-027 receipt of the application, the applicant (or Minister) may appeal the application to the OLT. The applications were received on February 13, 2026, and therefore, the applicant may appeal to the OLT after the date of June 13, 2026. Financial Implications There are no financial implications as a result of this report. Communications Considerations A Notice of Public Planning Meeting was published in the local newspapers and posted on the Town’s website. In addition, the notice was given by mail to all addressed property owners within a 120-metre radius of the subject lands. A Notice of the Public Planning meeting signs were also posted directly on the property. Public Meeting notification has been provided in accordance with the Planning Act. Climate Change Considerations When a formal Site Plan application is submitted, Staff will work with the applicant to identify and implement sustainability measures for the proposed residential development. Link to Strategic Plan The proposed Official Plan and Zoning By-law Amendments support the Strategic Plan goal of supporting an exceptional quality of life for all through its accomplishment in satisfying requirements in the following key objectives within this goal statement: Strengthening the fabric of our community: Through the proposed Official Plan and Zoning By-law Amendments on the subject lands, the application will assist in working with the development community to ensure future growth includes housing opportunities for everyone. Alternative(s) to the Recommendation 1. Direct staff to report back to another Public Planning Meeting addressing any issues that may be raised. Page 12 of 49 March 24, 2026 13 of 13 Report No. PDS26-027 2. Refusal of the application with an explanation for the refusal. Conclusions Staff will continue to review the subject applications having consideration for the above noted matters and comments received. The applicant can address the comments and incorporate required revisions as appropriate. A recommendation report will then be prepared for a future Committee of the Whole meeting once the technical review is completed. Attachments Figure 1 – Location Map Figure 2 – Previously Approved Site Plan (1452 Wellington Street East) Figure 3 – Existing Official Plan Designation (Schedule B) Figure 4 – Existing Zoning By-law Figure 5 – Proposed Official Plan Designation Figure 6 – Proposed Zoning By-Law Figure 7 – Conceptual Site Plan Figure 8 – Conceptual Elevations Figure 9 – Previously Approved Elevations Previous Reports None Pre-submission Review Agenda Management Team review on March 12, 2026 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 13 of 49 /HVOLH6WUHHW:HOOLQJWRQ6WUHHW(DVW/HVOLH6WUHHW7RXFK*ROG&UHVFHQW:HOOLQJWRQ6WUHHW (DVW/2&$7,210$30DSFUHDWHGE\WKH7RZQRI$XURUD3ODQQLQJDQG%XLOGLQJ6HUYLFHV'HSDUWPHQW%DVHGDWDSURYLGHGE\<RUN5HJLRQ WKH7RZQRI$XURUD$LU3KRWRVWDNHQ6SULQJ)LUVW%DVH6ROXWLRQV,QF2UWKRSKRWRJUDSK\k),*85(6W-RKQ 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=%$7RZQKRXVH'ZHOOLQJ5HVLGHQWLDO5(QYLURQPHQWDO3URWHFWLRQ(36HUYLFH&RPPHUFLDO6HFRQG'HQVLW\$SDUWPHQW5HVLGHQWLDO5$&%XVLQHVV3DUN(%35(6,'(17,$/=21(6'HWDFKHG7KLUG'HQVLW\5HVLGHQWLDO'HWDFKHG)LIWK'HQVLW\5HVLGHQWLDO5523(163$&(=21(63XEOLF2SHQ6SDFH,167,787,21$/=21(6,QVWLWXWLRQDO,23ULYDWH2SHQ6SDFH2585$/=21(65XUDO58&200(5&,$/=21(6(03/2<0(17=21(65;;6WDQGDUG7RZQKRXVH5<<%DFNWREDFN7RZQKRXVHPage 19 of 49 &21&(378$/6,7(3/$10DSFUHDWHGE\WKH7RZQRI$XURUD3ODQQLQJDQG%XLOGLQJ6HUYLFHV'HSDUWPHQW%DVHGDWDSURYLGHGE\/DQG6HUYLFHV*URXS),*85($33/,&$17/,9(565,'*($1'/,9(:(//21:(//,1*721*(1(5$/3$571(56/7'),/(623$=%$ =%$'RFXPHQW3DWK-?GDWD?GDWD?3ODQQLQJ0DSV?/LYHULGJH/LYHZHOODQG:HOOLQJWRQ6WUHHW(23$=%$23$DQG=%$?5HSRUW0DSVB0DUB?5HSRUW0DSVB0DUBDSU[:HOOLQJWRQ6WUHHW :HOOLQJWRQ6WUHHWPage 20 of 49 &21&(378$/(/(9$7,2160DSFUHDWHGE\WKH7RZQRI$XURUD3ODQQLQJDQG%XLOGLQJ6HUYLFHV'HSDUWPHQW%DVHGDWDSURYLGHGE\/DQG6HUYLFHV*URXS),*85($33/,&$17/LYHUVULGJHDQG/LYHZHOORQ:HOOLQJWRQ*HQHUDO3DUWQHUV/WG),/(623$=%$ =%$'RFXPHQW3DWK-?GDWD?GDWD?3ODQQLQJ0DSV?/LYHULGJH/LYHZHOODQG:HOOLQJWRQ6WUHHW(23$=%$23$DQG=%$?5HSRUW0DSVB0DUB?5HSRUW0DSVB0DUBDSU[Page 21 of 49 35(9,286/<$33529('(/(9$7,2160DSFUHDWHGE\WKH7RZQRI$XURUD3ODQQLQJDQG%XLOGLQJ6HUYLFHV'HSDUWPHQW%DVHGDWDSURYLGHGE\/DQG6HUYLFHV*URXS),*85($33/,&$17/LYHUVULGJHDQG/LYHZHOORQ:HOOLQJWRQ*HQHUDO3DUWQHUV/WG),/(623$=%$ =%$'RFXPHQW3DWK-?GDWD?GDWD?3ODQQLQJ0DSV?/LYHULGJH/LYHZHOODQG:HOOLQJWRQ6WUHHW(23$=%$23$DQG=%$?5HSRUW0DSVB0DUB?5HSRUW0DSVB0DUBDSU[Page 22 of 49 Public Planning Meeting1414-1426 & 1452 Wellington Street EastApplication: Official Plan Amendment, Zoning By-law AmendmentApplicant: Liversridge & Livewell on Wellington General Partners Ltd.Location: 1414-1426 & 1452 Wellington Street EastFile Number: OPA-2025-10; ZBA-2026-09; ZBA-2022-06March 24, 2026Page 23 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESSite ContextSurrounding AreaPage 24 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Lands: 1414-1426 & 1452 Wellington Street East•Subject Property total size: 1.1 hectares (2.7 acres) •Total Frontage: 137 metres (450 ft) Wellington Street EastSubject applicationsPage 25 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESBackgroundPreviously Approved Applications:•2023 – Council approved OPA and ZBA applications to facilitate 30 standard townhouses at 1452 Wellington Street East•2024 – Site Plan Approval for development, agreement not executedPage 26 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan Designation•1414 & 1452 Wellington Street East•Designated “Community Commercial”•1452 Wellington Street East•Designated “Medium-High Density Residential”•Schedule A: Local CorridorPage 27 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning 1414 & 1426 Wellington Street East:•Zoned “Rural (RU)”1452 Wellington Street East•Zoned “Townhouse Dwelling Residential (R8) Exception Zone (551)”Comprehensive Zoning By-law 6000-17: Page 28 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectProposed Development•74 townhouse dwelling units between 6 blocks•42 standard townhouse units•32 back-to-back townhouse units•Vehicular access proposed from Wellington Street E (right-in right-out) and from the SARC driveway1414&Page 29 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Rendering •Proposed standard townhouse dwellings from Wellington Street East•Building design currently being reviewed by Staff and will be finalized through a future Site Plan Application.Page 30 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Official Plan Proposed Site-Specific Official Plan Designation•Redesignate 1414-1426 Wellington Street East from “Community Commercial” to “Medium-High Density Residential”Page 31 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning Proposed Zoning By-law•1414 & 1426 Wellington Street E•From Rural (RU) to Townhouse Dwelling Residential (R8) Exception Zone (XX) and Townhouse Dwelling Residential (R8) Exception Zones(YY). •1452 Wellington Street E•Rezone a portion of the lands to Townhouse Dwelling Residential (R8) Exception Zone (YY)Page 32 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectSite Plan Application•Items to be reviewed:•Proposed townhouses•Road reconfiguration•Proposed visitor parking locations•Proposed accesses1414&Page 33 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESPublic Comments To Date A Community Information Meeting was hosted by the applicant on February 26th, 2026.•No public comments have been received to date.Page 34 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Circulation Review Staff have identified the following matters to be addressed:•Conformity to the Provincial policies and other planning policies.•Review of the proposed site-specific zoning standards.•Review of the proposed vehicular access from the SARC.•Review of the proposed connection to the townhouse development to the east.•Availability of municipal servicing capacity.Page 35 of 49 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext Steps Next Steps in the Planning process:•Staff will work with the applicant to address all comments from the public and commenting agencies. When appropriate, a staff report with recommendations will be presented at a future Committee of the Whole Meeting for consideration•A Site Plan Application has not been submitted for technical review; a Site Plan Application (including the amendment of the approved Site Plan at 1452 Wellington Street E) is required subsequent to the Land Use review. •All interested parties will be notified of updates relating to the subject applicationsPage 36 of 49 Thank youFor any questions please contact:Felix ChauPlannerfchau@aurora.ca365-500-3105Page 37 of 49 Public Hearing MeetingLIVEWELL1426 & 1452 Wellington St E, AuroraMarch24,2026licHearaaingMeetingLIVEWELL6&14544255WeWWllingtggottnStSSE,EEAuAArorrrarrMarch2422,44202006Page 38 of 49 ABOUTLAND SERVICES GROUPLand Services Group Corp, established with a vision to revolutionize the market, seeks to address the pressingneed for a comprehensive solution in a niche market. Our mission is to provide an all-encompassing, one-stop-shop solution for the real estate investment global market, particularly in land development and multi-residential rental investment management.LandServicesGrooupCorp,establishedwithaviissiiontorevolutionizethemarrkket,seekstoaddressthepressingneedfoffracompprehensivesolutioninanichemarrkket.Ourmissionistoprovviideanall-encompassing,onee--stop-shopsolutiionfoffrtherealestateinvestmentglobbaallmmarket,particularlyinlanddevelopmentandmmulti-residentialrentalinvestmenttmmanagement.Page 39 of 49 Technicalaspectsoftheproject'sdevelopment...March,24,2026Page 40 of 49 LIVEWELL1426&1452 WellingtonStE,AuroraPage 41 of 49 Land Services Group OwnerLSG PartnersDevelopment Project Manager625 Cochrane Dr, Unit 801, Markham, ON L3R 9R9JKO PlanningPlanning27 Field flower Crescent, Richmond Hill ON, L4E 5E9CGH Transportation Inc.TransportationOntarioHADDAD GEOTECHNICAL INC.Environmental151 Amber Street, Unit 17, markham, L3R 3B3SITEPLANTECH INCCivil Engineering50 St Clements Ave., Toronto ON M4R 1G9Livewell , Aurora, ONCONSULTANT TEAMSSSSSSuuuuubbbbbbjjjjjjeeeeeeeccctttLLLLaaaannnnnnddddddSSubjeeccttLLaannddPage 42 of 49 SheetTitleLivewellPhase 01 & 02AURORAJobTitleandAddressIssuedateA100Site Plan74 UnitsVisitor Parking: # 15Thu,February26,2026Page 43 of 49 IssuedateSheetTitle74 UnitsVisitor Parking: # 15LivewellJobTitleandAddressA101standardtownhousesasapproved- #22back-to-back townhousesasconceptual- #16back-to-back townhousesasconceptual- #16standardtownhousesasconceptual- # 20PHASE 1PHASE 2Thu,February26,2026Comprehensive PlanPHASE 1PHASE 2Page 44 of 49 IssuedateSheetTitle36 UnitsLivewellJobTitleandAddressA102standardtownhousesasconceptual - # 20back-to-back townhousesasconceptual - # 16Phase 02Site PlanCURRENT DEVELOPMENTThu,February26,2026MENTPage 45 of 49 IssuedateSheetTitle38 UnitsLivewellJobTitleandAddressA103standardtownhousesasApproved- # 22back-to-back townhousesasconceptual - # 16Phase 01Site PlanThu,February26,2026Page 46 of 49 SheetTitleLivewellJobTitleandAddressIssuedateA104Elevations74 UnitsVisitor Parking: # 15Thu,February26,2026Page 47 of 49 info@landservicesgroup.ca(+1)416-888-7653https://landservicesgroup.ca/625CochraneDr,Unit801,Markham,ONL3R9R9Page 48 of 49 The Corporation of The Town of Aurora By-law Number XXXX-26 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on March 24, 2026. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1. That the actions by Council at its Council Public Planning meeting held on March 24, 2026, in respect of each motion, resolution and other action passed and taken by the Council at the said meeting is hereby adopted, ratified and confirmed. 2. That the Mayor and the proper officers of the Town are hereby authorized and directed to do all things necessary to give effect to the said action or to obtain approvals where required and to execute all documents as may be necessary in that behalf and the Clerk is hereby authorized and directed to affix the corporate seal to all such documents. Enacted by Town of Aurora Council this 24th day of March, 2026. Tom Mrakas, Mayor Anne Kantharajah, Town Clerk Page 49 of 49