Agenda - Public Planning - 20260421Town of Aurora
Council Public Planning
Meeting Revised Agenda
Date:Tuesday, April 21, 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 PDS26-037 - Applications for Official Plan Amendment and Zoning By-
law Amendment, 2693642 Ontario Inc., 107 Ridge Road, Aurora, Ontario,
Part Lot 20, Plan 132 King, R664230, File Number: OPA-2025-02, ZBA-
2025-03
1
That Report No. PDS26-037 be received; and1.
That comments presented at the statutory Public Planning
meeting be addressed by Planning and Development Services in
a report to a future Committee of the Whole meeting.
2.
*5.1.1 Staff Presentation 18
*5.1.2 Applicant Presentation 31
6.Confirming By-law
6.1 By-law Number XXXX-26 - Being a By-law to confirm actions by Council 39
resulting from a Council Public Planning meeting on April 21, 2026
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 -0 37
Subject: Applications for Official Plan Amendment and Zoning By-law
Amendment
2693642 Ontario Inc.
107 Ridge Road, Aurora, Ontario
Part Lot 20, Plan 132 King, R664230
File Number: OPA-2025-02, ZBA-2025-03
Prepared by: Alexandra Krstajic, Planner
Department: Planning and Development Services
Date: April 21, 2026
Recommendation
1. That Report No. PDS26-037 be received; and
2. That comments presented at the statutory Public Planning meeting be addressed by
Planning and Development Services in a report to a future Committee of the Whole
meeting.
Executive Summary
The purpose of this report is to provide Council and members of the public with
background information on the following Planning Act applications:
Official Plan Amendment (OPA-2025-02) on 107 Ridge Road;
Zoning By-law Amendment (ZBA-2025-03) on 107 Ridge Road.
The following is a summary of the development proposal:
The proposed OPA seeks to redesignate 107 Ridge Road from “Estate
Residential” to “Site Specific Suburban Residential” and “Environmental
Protection Area”.
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April 21, 2026 2 of 10 Report No. PDS26-037
The proposed ZBA seeks to rezone 107 Ridge Road from “Rural – Oak Ridges
Moraine (RU-ORM)” to “Site Specific Residential Third Density (R3)” and
“Environmental Protection (EP)”.
The conceptual site plan consists of five single detached lots fronting onto
Glensteeple Trail and Ridge Road with rear yards facing the existing woodlands.
A preliminary review of the proposed applications has been undertaken;
comments will be addressed in resubmission.
Background
Application History
This submission follows several discussions with the Town and a pre-consultation
meeting with Town staff on February 8, 2024. Planning Applications for Official Plan
Amendment (OPA-2025-02) and Zoning By-law Amendment (ZBA-2025-03) were
submitted to the Town of Aurora on April 15, 2025 and deemed complete on May 13,
2025. The proposed amendments would redesignate and rezone 107 Ridge Road to
facilitate the development of five new residential lots and establish an Environmental
Protection Area. A Community Information Meeting (CIM) was held November 26, 2025
for the public to review and ask questions about the proposed Official Plan Amendment
and Zoning By-law Amendment Applications.
Location / Land Use
The subject lands are 0.39 ha (0.96 acres) in size and are located at the southwest
corner of Ridge Road and Glensteeple Trail. The closest major intersection is Yonge
Street and Bloomington Road. The neighbourhood consists predominantly of single
detached dwellings with schools and open spaces uses interspersed throughout the
area (Figure 1).
Surrounding Land Uses
The surrounding land uses are as follows:
North: Single detached estate residential neighbourhood, Woodlands, Natural Heritage
System.
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April 21, 2026 3 of 10 Report No. PDS26-037
East: Single detached estate residential dwellings, Yonge Street Regional Transit
Corridor, open space uses including golf course.
South: Single detached residential neighbourhood, Town-owned municipal trail,
Institutional uses (Service Ontario, York Catholic District School Board and Cardinal
Carter Catholic High School)
West: Single detached residential and Go Rail Corridor
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 subject lands at 107 Ridge Road are designated as “Estate Residential” and
“Environmental Protection” in the Town of Aurora Official Plan. The intent of the Estate
Residential designation is to recognize the existing low density residential development
within the Town of Aurora. The intent of the Environmental Protection designation is to
protect, enhance and restore natural areas and related functions, and to make local
efforts to help increase the Region’s overall woodland cover. (Figure 2).
The subject lands are located within the Settlement Area of the Oak Ridges Moraine
Conservation Plan (ORMCP) and are identified within the Town’s Settlement Area on
Schedule ‘A’ of the Official Plan, where urban growth and development are intended.
The Oak Ridges Moraine (ORM) is governed by the Province’s Oak Ridges Moraine
Conservation Plan, which permits a full range of uses including residential uses and
development such as infill and gentle intensification. The Town of Aurora Official Plan
implements the settlement area policies by guiding development to protect the any
existing environmental and hydrological features. The applicant has submitted the
required environmental studies to assess the limits of the developable area.
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April 21, 2026 4 of 10 Report No. PDS26-037
The subject lands are also located within the boundaries of the Yonge Street South
Secondary Plan (OPA #34). Policies from OPA #34 permits new development in the
form of low density residential uses, including single detached, semi-detached, and
townhouse dwellings, integrated with open space. The gross residential density shall
not exceed five units per hectare (two units per acre), averaged across the entire
development area, including constrained lands. Development is required to be
compatible with the surrounding low-density character and to reflect the environmental
constraints of the area, including lands within the Oak Ridges Moraine. New
developments are required to preserve natural features and function while being
supported by appropriate servicing and infrastructure. Building coverage is limited to
ensure that development remains subordinate to the natural landscape and open space
system.
Zoning By-law 6000-17, as amended
The subject lands at 107 Ridge Road are zoned “Rural – Oak Ridges Moraine (RU-ORM)”
(Figure 3). The RU-ORM zone applies to lands within the Oak Ridges Moraine and is
intended to recognize and protect environmental areas. Within the ORMCP Settlement
Area, new development is permitted however, it must demonstrate that the ecological
and hydrological integrity of the ORM will be protected. Technical studies,
hydrogeological assessments, and stormwater management reports are required to
address and confirm that the proposed development can proceed without adverse
effects to the environment.
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 Battaglia Architect Inc.
Topographical Survey Guido Papa Surveying
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April 21, 2026 5 of 10 Report No. PDS26-037
Report Name Report Author
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 Dillon Consulting
Environmental Noise Assessment YCA Engineering Limited
Tree Inventory and Preservation Plan Dillon Consulting
Geotechnical Investigation & Slope
Stability Assessment
GEMS
Archaeological Clearance Ministry of Citizenship and
Multiculturalism
Proposed Applications
Proposed Official Plan Amendment
The proposed OPA seeks to redesignate 107 Ridge Road from “Estate Residential” to
“Site Specific Suburban Residential” and “Environmental Protection Area”.
As shown in Figure 4, the applicant is proposing to amend the existing Official Plan
designation “Estate Residential” to a site specific “Suburban Residential” and
“Environmental Protection Area.
The proposed Official Plan Amendment is to:
Increase the maximum density provision to 19.75 units per hectare
Increase the maximum building coverage of 44.3% and
The Block Plan requirements under Section 23.2.2.4 shall not apply
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April 21, 2026 6 of 10 Report No. PDS26-037
Proposed Zoning By-law Amendment
The proposed ZBA seeks to rezone 107 Ridge Road from “Rural – Oak Ridges Moraine
(RU-ORM)” to “Site Specific Residential Third Density (R3)” and “Environmental Protection
(EP)”.
The subject lands are zoned as “Rural – Oak Ridges Moraine (RU-ORM)” under By-law
6000-17. As shown in Figure 5, the Applicant proposes to rezone the subject lands from
“Rural – Oak Ridges Moraine (RU-ORM)” to a site specific “Residential Third Density
R3(XX) Exception Zone” and “Environmental Protection (EP) Zone”.
The proposed R3(XX) Exception Zone includes the following:
Decrease in minimum lot area to 450 square metres
Decrease in minimum setbacks for all yards
Increase in maximum height to 12 metres
Increase in maximum lot coverage to 44.3%
The Applicant submitted a draft Zoning By-law which is currently under review by staff.
The following is a comparison of the proposed R3 site specific exception zone with the
parent R3 and the existing Rural- Oak Ridges Moraine zones.
RU-ORM Zone R3 Zone Proposed R3 Exception
Zone (XX)
Lot Area
(minimum) 10 hectares 460 square metres 450 square metres
Front Yard
(minimum) 15.0 metres 6.0 metres 5.30 metres
Rear Yard
(minimum) 22.0 metres 7.5 metres 1.80 metres
Side Yard
(minimum)
Exterior:
15.0 metres
15.0 metres
1.29 metres
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April 21, 2026 7 of 10 Report No. PDS26-037
RU-ORM Zone R3 Zone Proposed R3 Exception
Zone (XX)
Interior: 9.0 metres 1.5 metres 4.0 metres
Lot Coverage
(maximum)
20%
35%
44.3%
Height
(maximum) 10.0 metres 10.0 metres 12.0 metres
Conceptual Site Plan
The conceptual site plan consists of five single detached lots fronting onto Glensteeple
Trail and Ridge Road with rear yards facing the existing woodlands.
As illustrated on Figure 6, the conceptual site plan proposes five single detached
dwellings with three of them having frontage on Ridge Road and two of them having
frontage on Glensteeple Trail, with lot areas ranging from 456.71 m² to 522.05 m². The
dwellings include two-car garages, with some incorporating front porches.
Lot 5 proposes a reduced rear yard setback of 1.83 m, representing the smallest
deviation, while the remaining lots provide rear yard setbacks ranging from five to nin
metres. This approach reflects the need to accommodate the environmental buffer
while maximizing the developable area of the lots.
The Environmental Protection Area setback ranges from five metres to 13.76 metres
from the property line. Development is limited to the area shown on Figure 6 and
includes a variable buffer of approximately seven meters, with a minimum five metre
setback from the staked woodland dripline. This buffer contains existing vegetation and
represents a small portion of a larger woodland along the western and southwestern
edges of the study area, with the adjacent woodlands to the southwest being owned by
the Town. Native planting is proposed to enhance the buffer, discourage invasive
species, and improve habitat protection.
As illustrated in Figure 7, the applicant has provided elevation drawings of the proposed
dwellings from both Ridge Road and Glensteeple Trail. Due to a grade differential of
approximately four to five metres, Ridge Road sits at a lower elevation than Glensteeple
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April 21, 2026 8 of 10 Report No. PDS26-037
Trail, resulting in greater perceived building height from Ridge Road. The design
accommodates this condition by permitting two storeys above the garage, with the
main entrance and foyer positioned approximately 1.3 metres above grade, maintaining
a pedestrian-scale appearance.
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 Official Plan Standards
Review of the proposed site-specific Zoning Standards
Natural Heritage Evaluation comments relating to the assessment of the
Woodland
Availability of municipal servicing
Public Comments
A Community Information Meeting (CIM) was held on November 26, 2025, at the Aurora
Public Library. The meeting was attended by one individual for information, as well as
Town Planning staff, the applicant, consulting team and the Councillor for Ward 4. 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.
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).
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April 21, 2026 9 of 10 Report No. PDS26-037
Subsection 34 (11.0.0.0.1) of the Planning Act states that if the passing of a Zoning By-
law Amendment also requires an amendment to the Official Plan, and that if both
applications are made on the same day, if Council refuses the Zoning By-law
Amendment application or fails to make a decision on it within 120 days after the
receipt of the application, the applicant (or Minister) may appeal the application to the
OLT.
The applications were received on May 13, 2025, and therefore, the applicant may
appeal to the OLT after the date of September 10, 2025.
Financial Implications
There are no financial implications arising from this report.
Communications Considerations
A Notice of Public Planning Meeting was published in the local newspapers on April 5,
2026 and posted on the Town’s website on April 4, 2026. In addition, the notice was
given by mail to all addressed property owners within a 120-metre radius of the subject
lands on April 4, 2026. A Notice of the Public Planning meeting signs were also posted
directly on the property on March 25, 2026. Public Meeting notification has been
provided in accordance with the Planning Act.
Climate Change Considerations
While the proposed increase in density may raise greenhouse gas (GHG) emissions,
Staff will continue to collaborate with the Applicant to enhance the Construction
Mitigation Plan. This plan will focus on minimizing soil, noise, and air pollution while
prioritizing sustainable building practices and green technologies.
Link to Strategic Plan
The proposed Official Plan and Zoning By-law Amendments have been reviewed in the
context of the Town’s Strategic Plan, including objectives related to strengthening the
fabric of the community and supporting housing opportunities. Consideration of these
objectives will be undertaken as part of the overall evaluation of the application.
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April 21, 2026 10 of 10 Report No. PDS26-037
Alternative(s) to the Recommendation
1. Direct staff to report back to another Public Meeting addressing any issues that
may be raised at the Public Meeting.
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 – Existing Official Plan Designation (Schedule B)
Figure 3 – Existing Zoning By-law
Figure 4 – Proposed Official Plan Designation
Figure 5 – Proposed Zoning By-Law
Figure 6 – Conceptual Site Plan
Figure 7 – Conceptual Elevations
Previous Reports
None.
Pre-submission Review
Agenda Management Team review on April 9, 2026
Approvals
Approved by Marco Ramunno, Director, Planning and Development Services
Approved by Doug Nadorozny, Chief Administrative Officer
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Public Planning Meeting107 Ridge RoadApplication: Official Plan Amendment, Zoning By-law AmendmentApplicant: 2693642 Ontario Inc.Location: 107 Ridge RoadFile Number: OPA-2025-02; ZBA-2025-03April 21, 2026Page 18 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESSite ContextSurrounding AreaPage 19 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Lands: 107 Ridge Road•Subject Property total size: 0.39 hectares (0.96 acres) •Total Frontage: 50.16 metres (164.60 ft) along Ridge Road and 77.47 metres (254.17 ft) along Glensteeple TrailPage 20 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan Designation•Schedule A: “Residential Neighbourhood”, “Natural Heritage System” and located within the Settlement Area •Schedule B: “Estate Residential” and “Environmental Protection” •Yonge Street South Secondary Plan Area (OPA34): “Estate Residential”•Settlement Area of the Oak Ridges Moraine Conservation Plan (ORMCP) Official Plan Designation Page 21 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning Comprehensive Zoning By-law 6000-17: Rural – Oak Ridges Moraine (RU-ORM)•The RU-ORM Zone intended to recognize and protect environmentally areas•ORMCP Settlement Area, new development is permitted however, it must demonstrate that the ecological and hydrological integrity of the ORM will be protected. The current zoning permits the following uses:•Single detached dwelling•Accessory uses/buildings•Home occupations•Agricultural usesPage 22 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectProposed Development•Five (5) single detached lots with two car garages all backing onto the existing natural heritage area. •Three (3) lots Fronting onto Ridge Road •Two (2) lots Fronting onto Ridge Road Glensteeple Trail•Lot areas ranging from 456.71 m² to 522.05 m²Page 23 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Rendering Page 24 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Official PlanProposed Site-Specific Official Plan Designation•Redesignate portions of the Subject Lands from “Estate Residential” to “Site Specific Suburban Residential” and “Environmental Protection Area”.•Increase the maximum density provision to 19.75 units per hectare•Increase the maximum building coverage of 44.3% and•The Block Plan requirements under Section 23.2.2.4 shall not apply•Refine the limits of the Natural Heritage System.Page 25 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning Proposed Zoning By-law•Rezone the subject “Rural – Oak Ridges Moraine (RU-ORM)” to:•“Site Specific ResidentialThird Density (R3)”•“Environmental Protection (EP)”.•Addresses permitted uses and required setbacksPage 26 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESPublic Comments To Date A Community Information Meeting was hosted by the applicant on November 26, 2025, with public discussion on:•No comments were raised at this meetingPage 27 of 39
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Circulation Review Staff have identified the following matters to be addressed:•Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies•Review of Natural Heritage Assessment with respect to the adjacent woodland and associated vegetation protection zone limit•Availability of municipal servicing capacityPage 28 of 39
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•All interested parties will be notified of updates relating to the subject applicationsPage 29 of 39
Thank youFor any questions please contact:Ally KrstajicPlannerakrstajic@aurora.ca365-500-3321Page 30 of 39
1107 Ridge Road, Aurora, ONJKO Planning Services Inc. Council Public Hearing – April 21, 2026Page 31 of 39
2Land Use ContextPage 32 of 39
3Site PlanPage 33 of 39
4Natural Area PreservationAccessory DwellingAAAAAAAAAAAAAAAAAcccccccccccccccccccccceeeeeeeeeeeeeesssssssssssssssssssssssssssoooooooooooorrrrrrrrrrrrrrrrryyyyyyyyy DDDDDDDDDDDDDDDDDDDDDDDDwwwwwwwwwwwwwwwwwwwwwwwweeeeeeeeeeeeelllllllliiiiiiinnnnnnnnnnnnnnnnnnggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggg“Environmental Protection” zone1,367.36 square metres 35% of the total site areaPage 34 of 39
5Proposed Building & Lot Standards By-law 93-25RU R3 Lot 1 Lot 2 Lot 3 Lot 4 Lot 5Lot Area (min.)10.0 ha 460.0m2456.71m2457.65m2534.86m2563.03m2522.05m2Frontage (min.)180.0m 15.0m 15.89m 15.65m 18.63m 23.70m 24.51mSetbacks (min.)Front YardRear Yard Int. Side YardExt. Side Yard 15.0m22.0m9.0m15.0m6.0m7.5m1.5m6.0m5.34m (6m to Garage)5.64m1.52, 1.54m-5.34m (6m to Garage)8.98m1.29, 1.52m-5.34m (6m to Garage)8.99m1.29m4.03m5.39m (6m to Garage)5.0m(Varies)1.52m-5.39m (6m to Garage)1.83m (Varies)2.33, 1.52m-Height (max.)Storeys10.0m 10.0m12.01m 12.01m 11.61m 11.61m 11.61mLot Coverage (max.)20% 35%41.05% 40.97%34.97%41.06% 44.28%Page 35 of 39
6Elevations – Glensteeple TrailPage 36 of 39
7Elevations – Ridge RoadPage 37 of 39
8Summary of RationaleThe proposal: •Provides for infill development located generally along the Town’s prominent Yonge Street corridor – a higher order transit corridor with multiple bus routes and connectivity to surrounding municipalities.•Provides for appropriate infill development in an area with transit accessibility and it will provide the Town of Aurora with much needed housing in an appropriate location.•Provides the required Environmental Protection Zone in conjunction with the associated Restoration Planting Environmental Buffer Zone.•Provides a notable mix and range of Lot Frontages ranging from 15.65m to 24.51m.•Fulfills the requirements of protecting and enhancing the surrounding low density lot fabric and neighbourhood character. •Satisfactorily adheres to the Town's Municipal Servicing/Grading and Stormwater Management requirements.•Satisfactorily adheres to the Town’s applicable Urban Design Guidelines.Page 38 of 39
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 April 21, 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
April 21, 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 21st day of April, 2026.
Tom Mrakas, Mayor
Anne Kantharajah, Town Clerk
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