By-law - OLT Amend 6000-17 Zoning Bylaw Amendment, 14700 and 14720-14760 Yonge St (File ZBA-2021-04) - 20241018 - 6649-24
The Corporation of the Town of Aurora
By-law Number 6649-24
Being a By-law to amend By-law Number 6000-17, as amended,
respecting the lands municipally known as 14700 and 14720-14760
Yonge Street (File No. ZBA-2021-04).
Whereas under section 34(1) 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, as amended (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 the OMB or Local Planning Appeal Tribunal or LPAT is deemed to be
a reference to the Tribunal;
And whereas on October 18, 2024, the Tribunal issued an order, under OLT Case No.
OLT-23-000209 (the “Order”) approving an amendment to the Zoning By-law respecting
the lands municipally known as 14700 and 14720-14760 Yonge Street, following an
appeal pursuant to section 34(11) of the Planning Act;
Now therefore the Zoning By-law is amended by the Ontario Land Tribunal as follows:
1. The Zoning By-law be and is hereby amended to replace the “Community
Commercial C4(221) Exception Zone” and the “Community Commercial C4(514)
Exception Zone” zoning categories applying to the lands shown in hatching on
Schedule “A” attached hereto and forming part of this By-law with “Mixed
Residential Commercial C6(554) Exception Zone” and “Hold (H) Mixed
Residential Commercial C6(555) Exception Zone”.
2. The Zoning By-law be and is hereby amended to add the following:
“24.554 Mixed Residential Commercial C6(554) Exception Zone
Parent Zone: C6
Exception No.: 554
Map: 4
Previous Zones:
C4 (221)
C4 (514)
Previous By-laws:
6175-19
Municipal Address:
14700 Yonge Street (Phase 1, Southern Site)
Legal Description:
Part Lots 76 & 77 Concession 1 WYS, Part 3 65R-18443
By-law Number 6649-24 Page 2 of 10
24.554.1 Permitted Uses
In addition to the permitted uses listed under the Mixed Residential Commercial C6
zone in Section 9.1 of Comprehensive Zoning By-law 6000-17, the following uses are
also permitted:
- Animal hospital;
- Apartment dwelling units at grade and above;
- Commercial school;
- Communal housing;
- Dry-cleaning establishment;
- Garden centre;
- Hotel;
- Institutional uses;
- Live-work units;
- Parks;
- Parking facilities at grade and/or in structure associated with a permitted use;
- Personal service shop;
- Place of entertainment;
- Place of worship;
- Public and private utilities;
- Public authority;
- Temporary Sales Trailer and / or Office;
- Tourist information centre;
- Townhouse dwelling units at grade and above;
- Urban squares.
Notwithstanding the above, prior to a building permit being issued for a building(s)
containing Apartment dwelling units or Townhouse dwelling units, the permissions of
the C4 (514) zone shall continue to apply, as existed on the date of passing.
24.554.2 Zone Requirements
24.554.2.1 Lot Specifications
The front lot line shall be Yonge Street.
Despite any existing or future conveyance, consent, severance, partition or division of
the lot, the provisions of this C6(554) Zone shall apply to the lands shown hatched on
Schedule ‘A’ as if no conveyance, consent, severance, partition, or division occurred.
24.554.2.2 Siting Specifications
Minimum Side Yard (north): 27.0 m
Minimum Rear Yard (west): 7.0 m
Minimum Front Yard (Yonge Street): 5.0 m
Minimum Side Yard (south): 7.0 m
By-law Number 6649-24 Page 3 of 10
24.554.2.3 Building Specifications
Maximum Unit Total: 480
Maximum Retail GFA: 900 square metres
Maximum Lot Coverage: 50%
Minimum Lot Coverage: 40%
Maximum Building Height: Refer to the Height Figure included under
Section 24.554.8
For Part A: 6 storeys or 23 metres,
whichever is less measured from Average
Finished Grade, excluding mechanical
penthouse, equipment, parapets and
other building appurtenances.
For Part B: 7 storeys or 28 metres,
whichever is less measured from Average
Finished Grade, excluding mechanical
penthouse, equipment, parapets and
other building appurtenances.
For purposes of this by-law, mechanical
penthouse and amenity room floor space
above the 7th storey shall be permitted
and shall not constitute a storey provided
the total GFA for the amenity room does
not exceed 450 sq m.
The above maximum height permissions are only permitted if the following
requirements can be met:
i) A minimum building stepback of 1.5 metres shall be provided for the main front
wall and exterior side wall at or below the fourth storey from the front yard and
exterior side yard respectively;
ii) A building greater than four storeys must be located within a 45 degree angular
plane measured from the western property line of the lot;
24.554.3 Parking Standards
Minimum Non-Residential Spaces: 3.5 spaces per 100 sq m
Minimum Resident Spaces: 0.8 spaces per dwelling unit
Minimum Visitors Spaces: 0.2 spaces per dwelling unit
Required Non-Residential and Visitor Parking Spaces may be shared to meet the
above requirements.
Notwithstanding Section 5.2 of Comprehensive Zoning By-law 6000-17 the minimum
parking space sizes shall be:
i) 2.6 m x 5.6 m for single and tandem parking spaces; and
By-law Number 6649-24 Page 4 of 10
ii) 2.6 m x 6.5m for parallel parking spaces.
24.554.4 Ingress and Egress
Notwithstanding the provisions of Section 5.5.4 (Ingress and Egress) of
Comprehensive Zoning By-law 6000-17, the following standards shall apply:
• The minimum width of the private streets and drive aisles leading to parallel and
90 degree parking spaces shall be 6.0 metres.
• A maximum of two entrance and exit ramps for automobile traffic shall be
permitted (four over the total of 14700 Yonge Street and 14720 and 14760 Yonge
Street) provided that each dual direction access ramp shall have a minimum width
of 6.0 metres and a maximum width of 7.5 metres, at the street line.
24.554.5 Access to Commercial and Employment Zones from Residential Zones
Section 5.5.5 of Comprehensive Zoning By-law 6000-17 shall not apply.
24.554.6 Amenity Area
The minimum amenity space provision shall be 18 sq m per dwelling unit combined
for indoor and outdoor amenity space.
24.554.7 Landscaping and Buffer Strips
A strip of land shall be provided adjacent to the entire length of the western and
southern lot lines which shall be used for no other purpose than landscaping. For the
purposes of this section, such landscaping may include retaining walls and curbs and
can be located within the rear yards of townhouse buildings.
The width of the landscaping strips shall be a minimum of 3.0 metres abutting the
southern and western property lines except when adjacent to a driveway, in which it
may be reduced to 1.0 m and may be crossed by a perpendicular driveway.
Notwithstanding the provisions of Section 4.8 of Comprehensive Zoning By-law 6000-
17, a planting strip with a minimum width of 3 metres shall be provided along the
entire length of the western property line and can be located within the rear yards of
townhouse buildings.
24.554.8 Height and Phasing Figure
“
3. The Zoning By-law be and is hereby amended to add the following:
“24.555 Hold (H) Mixed Residential Commercial C6(555) Exception Zone
By-law Number 6649-24 Page 5 of 10
Parent Zone: (H)C6
Exception No.: 555
Map: 4
Previous Zones:
C4 (221)
Previous By-laws:
3726-96.D, 3828-97.D
Municipal Address:
14720-14760 Yonge Street (Phase 2, Northern Site)
Legal Description:
Concession 1 WYS, Part 3 65R-18443
24.555.1 Permitted Uses
In addition to the permitted uses listed under the Mixed Residential Commercial C6
zone in Section 9.1 of Comprehensive Zoning By-law 6000-17, the following uses are
also permitted:
- Animal hospital;
- Apartment dwelling units at grade and above;
- Commercial school;
- Communal housing;
- Dry-cleaning establishment;
- Garden centre;
- Hotel;
- Institutional uses;
- Live-work units;
- Parks;
- Parking facilities at grade and/or in structure associated with a permitted use;
- Personal service shop;
- Place of entertainment;
- Place of worship;
- Public and private utilities;
- Public authority;
- Temporary Sales Trailer and / or Office;
- Tourist information centre;
- Townhouse dwelling units at grade and above;
- Urban squares.
24.555.2 Zone Requirements
24.555.2.1 Lot Specifications
The front lot line shall be Murray Drive, and the exterior side lot line shall be Yonge
Street.
Despite any existing or future conveyance, consent, severance, partition or division of
the lot, the provisions of this (H)C6(555) Zone shall apply to the lands shown hatched
By-law Number 6649-24 Page 6 of 10
on Schedule “A” as if no conveyance, consent, severance, partition, or division
occurred.
24.555.2.2 Siting Specifications
Minimum Front Yard (Murray Drive): 5.0 m
Minimum Interior Side Yard (west): 7.0 m
Minimum Exterior Side Yard (Yonge
Street):
5.0 m
Minimum Exterior Side Yard Daylight
Triangle Setback:
3.0 m
Minimum Rear Yard (southern property
boundary):
12.0 m
24.555.2.3 Building Specifications
Maximum Unit Total: 420
Maximum Retail GFA: 1,800 square metres
Maximum Lot Coverage: 60%
Minimum Lot Coverage: 40%
Maximum Building Height: Refer to the Height Figure included under
Section 24.555.8
For Part A: 6 storeys or 23 metres,
whichever is less measured from Average
Finished Grade, excluding mechanical
penthouse, equipment, parapets and
other building appurtenances.
For Part B: 7 storeys or 28 metres,
whichever is less measured from Average
Finished Grade, excluding mechanical
penthouse, equipment, parapets and
other building appurtenances.
For purposes of this by-law, mechanical
penthouse and amenity room floor space
above the 7th storey shall be permitted
and shall not constitute a storey provided
the total GFA for the amenity room does
not exceed 450 sq m.
The above maximum height permissions are only permitted if the following
requirements can be met:
i) A minimum building stepback of 1.5 metres shall be provided for the main front
wall and exterior side wall at or below the fourth storey from the front yard and
exterior side yard respectively;
By-law Number 6649-24 Page 7 of 10
ii) A building greater than four storeys must be located within a 45 degree angular
plane measured from the western property line of the lot;
24.555.3 Parking Standards
Minimum Non-Residential Spaces: 3.5 spaces per 100 sq m
Minimum Resident Spaces: 0.8 spaces per dwelling unit
Minimum Visitors Spaces: 0.2 spaces per dwelling unit
Required Non-Residential and Visitor Parking Spaces may be shared to meet the
above requirements.
Notwithstanding Section 5.2 of Comprehensive Zoning By-law 6000-17, the minimum
parking space sizes shall be:
i) 2.6 m x 5.6 m for single and tandem parking spaces; and
ii) 2.6 m x 6.5m for parallel parking spaces.
24.555.4 Ingress and Egress
Notwithstanding the provisions of Section 5.5.4 (Ingress and Egress) of
Comprehensive Zoning By-law 6000-17, the following standards shall apply:
• The minimum width of the private streets and drive aisles leading to parallel and
90 degree parking spaces shall be 6.0 metres.
• A maximum of two entrance and exit ramps for automobile traffic shall be
permitted (four over the total of 14700 Yonge Street and 14720 and 14760 Yonge
Street) provided that each dual direction access ramp shall have a minimum width
of 6.0 metres and a maximum width of 7.5 metres, at the street line.
24.555.5 Access to Commercial and Employment Zones from Residential Zones
Section 5.5.5 of Comprehensive Zoning By-law 6000-17 shall not apply.
24.555.6 Amenity Area
The minimum amenity space provision shall be 18 sq m per dwelling unit combined for
indoor and outdoor amenity space.
24.555.7 Landscaping and Buffer Strips
A strip of land shall be provided adjacent to the entire length of the western lot lines
which shall be used for no other purpose than landscaping. For the purposes of this
section, such landscaping may include retaining walls and curbs and can be located
within the rear yards of townhouse buildings.
The width of the landscaping strips shall be a minimum of 3.0 metres abutting the
western property lines except when adjacent to a driveway, in which it may be
reduced to 1.0 m and may be crossed by a perpendicular driveway.
Notwithstanding the provisions of Section 4.8 of Comprehensive Zoning By-law 6000-
17, a planting strip with a minimum width of 3 metres shall be provided along the
entire length of the western property line and can be located within the rear yards of
townhouse buildings.
By-law Number 6649-24 Page 8 of 10
24.555.8 Figure
24.555.9 Holding Symbol
Notwithstanding the provisions of Section 24.555, while the “(H)” Holding symbol is in
place for the subject lands, no person shall within the lands zoned (H)C6(555) on
Schedule “A” attached hereto, use any lot or erect, alter or use any buildings or
structures for any purposes except those uses permitted by the C4(221) Zone, which
existed on the date of Passing.
24.555.10 Removal of Holding Symbol
Prior to the passing of a by-law to remove the “(H)” Holding symbol from the lands
zoned (H)C6(555) or any part thereof, the Town of Aurora shall be satisfied that the
following conditions shall have been complied with:
a) The Town of Aurora has approved a transfer of servicing allocation to this Phase 2
development that is not dependent upon the completion of infrastructure; or York
Region has advised in writing that the required infrastructure to support the
capacity assignment associated with this development will be completed within a
time period acceptable to the Region to permit the plan registration; or the
Regional Commissioner of Environmental Services has confirmed servicing
allocation for this development by a suitable alternative method and the Town of
Aurora has allocated capacity to this development.”
4. 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 the Order.
5. If a building permit that is necessary for the development of the Phase 1 lands
zoned C6(554) has not been issued under the Building Code Act, 1992, S.O, 1992,
c.23, as amended, for any building or structure so authorized by this By-law
within 7 years from the date of the final OLT Order being issued, then a Holding
symbol as shall be imposed on these Phase 1 lands, with a requirement for the
removal of the Holding Symbol being that the applicant obtain new servicing
allocation from the Town.
Pursuant to the Order of the Ontario Land Tribunal issued on the 18th day of October,
2024, under OLT Case No. OLT-23-000209.
By-law Number 6649-24 Page 9 of 10
Explanatory Note
Re: By-law Number 6649-24
By-law Number 6649-24 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 “Community Commercial C4(221)
Exception Zone” and “Community Commercial C4(514) Exception Zone” zoning
categories to “Mixed Residential Commercial C6(554) Exception Zone” and “Hold (H)
Mixed Residential Commercial C6(555) Exception Zone”.
The rezoning will permit redevelopment of the existing commercial plaza to a mixed use
development consisting of 900 residential units (480 units Phase 1, 420 units Phase 2)
and retail / commercial uses within mid-rise and townhouse buildings on the
consolidated site that is currently known as 14700 and 14720-14760 Yonge Street. The
development will be phased with Phase 2 requiring the lifting of a holding provision prior
to development proceeding. Site-specific performance standards pertaining to parking,
height, amenity area and setbacks will apply.
By-law Number 6649-24 Page 10 of 10
Schedule “A”
Lands rezoned from “Community Commercial C4(514) Exception
Zone” and “Community Commercial C4(221) Exception Zone” to
“Mixed Residential Commercial C6(554) Exception Zone”.
Lands rezoned from “Community Commercial C4(514) Exception
Zone” and “Community Commercial C4(221) Exception Zone” to
“Hold (H) Mixed Residential Commercial C6(555) Exception Zone”.