By-law - OLT Amend 6000-17 Zoning Bylaw Amendment, 1289 Wellington St East (File ZBA-2022-02) - 20240824 - 6627-24
The Corporation of the Town of Aurora
By-law Number 6627-24
Being a By-law to amend By-law Number 6000-17, as amended,
respecting the lands municipally known as 1289 Wellington Street East
(File No. ZBA-2022-02).
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 on August 26, 2024, the Tribunal issued an order, under OLT Case No.
OLT-22-004187 (the “Order”) approving an amendment to the Zoning By-law respecting
the lands municipally known as 1289 Wellington Street East, 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 “Rural RU Zone”
and “Rural RU-ORM Zone” category applying to the lands shown in hatching on
Schedule “A” attached hereto and forming part of this By-law with “Townhouse
Dwelling Residential R8(558) Exception Zone”, “Second Density Apartment
Residential RA2 (559) Exception Zone“, Detached Fifth Density Residential
R5(560) Exception Zone”, and “Environmental Protection EP Zone”.
2. The Zoning By-law be and is hereby amended to add the following:
“24.558 Townhouse Dwelling Residential R8(558) Exception Zone
Parent Zone: R8
Exception No.: 558
Map: 9 Previous Zone:
RU / RU-ORM
By-laws:
Municipal Address: 1289 Wellington Street East
Legal Description: Part of Lot 20, Concession 2 (AW), designated as Part 10, Plan 65R-
36523, Town of Aurora
By-law Number 6627-24 Page 2 of 10
24.558.1 Permitted Uses
• Home occupation (1)
- (1) Subject to Section 4.6 of Zoning By-law 6000-17
• Dwelling, Townhouse
• Back-to-back, Townhouse
24.558.2 Property Specification
Notwithstanding any definitions in Section 3 of By-law 6000-17, for the purpose of this zone
category Total Property Coverage is calculated based on the entire property area of 1289
Wellington St E delineated on Schedule A, with an approximate property area of 14.5 acres,
and is the percentage covered by all buildings but excludes decks attached to buildings,
balconies, open porches and decks, bay windows, fireplaces, landings and steps, Pools
including perimeter decking which forms part of an above ground Pool, and any part of a
building which is completely below grade.
Total Property Coverage (maximum) 45%
24.558.3 Lot Specification
Notwithstanding the provisions of By-law 6000-17, for the purpose of this zone category
below grade structures shall have a minimum setback of 1.5 metres from a Public Highway
or Street or Road, Public.
Notwithstanding, the definition of Lot in Section 3 of By-law 6000-17, for the purposes of this
zone category a lot shall be deemed to mean the whole of one Lot fronting on a private right-
of-way, and the yard requirements and other provisions of the by-law shall be applied to each
unit situated on each individual lot.
Notwithstanding the definition of Yard in Section 3 of By-law 6000-17, for the purpose of this
zone category a Yard means an open, uncovered space on a Lot between the nearest above
grade wall of the Main Building and a Lot Line.
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 resident and visitor parking requirement.
Notwithstanding the provisions of Section 5.3.1 of By-law 6000-17, for the purpose of this
zone category Tandem Parking spaces may include a combination of a parking space
internal of a garage and external on a driveway.
24.558.4 Site Specifications
Lot Area (minimum) 125 m2
Lot Frontage (minimum) 18 metres (5.5 metres per unit)
Front Yard (minimum) 4.0 metres
Rear Yard (minimum) 3.5 metres
By-law Number 6627-24 Page 3 of 10
Interior and Exterior Side Yard (minimum) 0 metres
Lot Coverage (maximum) 70%
24.558.5 Parking Standards
Minimum Parking Requirement 1.5 spaces per dwelling unit, minimum 20% of
spaces provided shall be set aside for visitor
parking
24.558.6 Yard Encroachments Permitted
Open porches, uncovered terraces and
decks (3.2m in height or less)
Front Yard - 4.0 metres
Steps, Landings 2.8 metres
In no case shall be closer than 2.5 metres from
the Front Lot Line
24.558.7 Building Specifications
Height (maximum) 11.0 metres”
3. The Zoning By-law be and is hereby amended to add the following:
“24.559 Second Density Apartment Residential RA2 (559) Exception Zone
Parent Zone: RA2
Exception No.: 559
Map: 9 Previous Zone:
RU / RU-ORM
By-laws:
Municipal Address: 1289 Wellington Street East
Legal Description: Part of Lot 20, Concession 2 (AW), designated as Part 10, Plan 65R-36523,
Town of Aurora
24.559.1 Permitted Uses
• No more than Four Apartment Buildings per Lot
24.559.2 Property Specification
Notwithstanding any definitions in Section 3 of By-law 6000-17, for the purpose of this zone
category Total Property Coverage is calculated based on the entire property area of 1289
Wellington St E delineated on Schedule A, with an approximate property area of 14.5 acres,
and is the percentage covered by all buildings but excludes decks attached to buildings,
balconies, open porches and decks, bay windows, fireplaces, landings and steps, Pools
including perimeter decking which forms part of an above ground Pool, and any part of a
building which is completely below grade.
By-law Number 6627-24 Page 4 of 10
Total Property Coverage (Maximum) 45 %
24.559.3 Lot Specifications
Notwithstanding the provisions of By-law 6000-17, for the purpose of this zone below grade
structures shall have a minimum setback of 1.5 metres from a Public Highway or Street or
Road, Public.
Notwithstanding, the definition of Lot in Section 3 of By-law 6000-17, for the purposes of
this zone category a lot shall be deemed to mean the whole of one Lot fronting on a private
right-of-way.
Notwithstanding the definition of Yard in Section 3 of By-law 6000-17, for the purpose of this
zone category a Yard means an open, uncovered space on a Lot between the nearest above
grade wall of the Main Building and a Lot Line.
Notwithstanding the definitions in Section 3 of By-law 6000-17, for the purpose of this zone
structures shall have a minimum setback of 1.5 metres from a Public Highway or Street or
Road, Public.
Notwithstanding, the definition of Lot in Section 3 of By-law 6000-17, for the purposes of
this zone category a lot shall be deemed to mean the whole of one Lot fronting on a private
right-of-way.
Notwithstanding the definition of Yard in Section 3 of By-law 6000-17, for the purpose of this
zone category a Yard means an open, uncovered space on a Lot between the nearest above
grade wall of the Main Building and a Lot Line.
Notwithstanding the definitions in Section 3 of By-law 6000-17, for the purpose of this zone
category the Lot Line, Front, means the lot line as the curb of a private right-of- way.
Notwithstanding the definitions in Section 3 of By-law 6000-17, for the purpose of this zone
category the Lot Line along a private right-of-way is deemed to be the Lot Frontage
For the purpose of measuring rear and interior/exterior side yard setbacks on lots with
roundings, daylighting triangles or irregular lot lines, the lot line shall be deemed to be the
extension of the rear and side yard lot lines to the point of intersection.
Notwithstanding the requirements of Section 7.4 of By-law 6000-17, for the purpose of this
zone category Lot Coverage (maximum) and Lot Area (minimum) shall not apply.
Notwithstanding the definitions in Section 3 of By-law 6000-17, for the purpose of this zone
category in calculating the height of a Building, any construction used as an ornament, amenity,
or for the mechanical operation of the Building including but not limited to chimney, tower,
elevator shaft, cupola or steeple shall not be included.
24.559.3 Site Specifications
Front Yard (minimum) 2.0 metres
Rear Yard (minimum) 1.5 metres
Interior Side Yard (minimum) 2.5 metres
Exterior Side Yard (minimum) 2.0 metres
Landscaping Strip Notwithstanding Section 4.8 of By-law 6000-
17, only a minimum 1.5 metre wide
By-law Number 6627-24 Page 5 of 10
continuous landscaping strip is required
fronting a Public Right-of-Way.
Access ramps or Driveways shall be
permitted to cross such landscaping strips.
24.559.4 Building Specifications
Height (maximum) 28.0 metres or 7 storeys, whichever is less
Building Step-Backs (See Schedule B)
Building A and D:
Subject to side yard building step-backs at
the 5th, 6th and 7th Storeys as shown on
Schedule B, with a minimum depth of 3.0
metres.
Building B and C:
Subject to side yard building step-backs at
the 5th, 6th and 7th Storeys on one side as
shown on Schedule B, with a minimum depth
of 3.0 metres; and
Subject to side yard building step-back at the
7th Storey on the other side as shown on
Schedule B, with a minimum depth of 2.0
metres.
24.559.5 Parking Standards
Minimum Parking Requirement 1.0 spaces per dwelling unit, minimum 20%
of spaces provided shall be set aside for
visitor parking.”
4. The Zoning By-law be and is hereby amended to add the following:
“24.560 Detached Fifth Density Residential R5 (560) Exception Zone
Parent Zone: R5
Exception No.: 560
Map: 9 Previous Zone:
RU / RU-ORM
By-laws:
Municipal Address: 1289 Wellington Street East
Legal Description: Part of 20, Concession 2 (AW), designated as Part 10, Plan 65R-36523,
Town of Aurora
24.560.1 Permitted Uses
• Dwelling, Detached
• Home Occupation (1)
By-law Number 6627-24 Page 6 of 10
- (1) Subject to Section 4.6 of Zoning By-law 6000-17
24.560.2 Property Specification
Notwithstanding any definitions in Section 3 of By-law 6000-17, for the purpose of this zone
category Total Property Coverage is calculated based on the entire property area of 1289
Wellington St E delineated on Schedule A, with an approximate property area of 14.5 acres,
and is the percentage covered by all buildings but excludes decks attached to buildings,
balconies, open porches and decks, bay windows, fireplaces, landings and steps, Pools
including perimeter decking which forms part of an above ground Pool, and any part of a
building which is completely below grade.
Total Property Coverage
(Maximum)
45 %
24.560.2 Lot Specifications
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 resident and visitor parking requirement.
Notwithstanding, the definition of Lot in Section 3 of By-law 6000-17, for the purposes of
this zone category a lot shall be deemed to mean the whole of one Lot fronting on a
private right-of-way, and the yard requirements and other provisions of the by-law shall be
applied to each unit situated on each individual lot.
For the purpose of measuring rear and interior/exterior side yard setbacks on lots with
roundings, daylighting triangles or irregular lot lines, the lot line shall be deemed to be the
extension of the rear and side yard lot lines to the point of intersection.
Notwithstanding the provisions of Section 5.3.1 of By-law 6000-17, for the purpose of this
zone category Tandem Parking spaces may include a combination of a parking space
internal of a garage and external on a driveway.
Notwithstanding the requirements of Section 7.5 of By-law 6000-17, for the purpose of
this zone category Amenity Area minimum requirements shall not apply.
24.560.3 Lot Specifications
Lot Area (minimum) 250 m2
Front Yard (minimum) 6.0 metres
Rear Yard (minimum) 7.0 metres
Side Yard (minimum) 1.0 metres
Lot Coverage (maximum) 50 %
24.560.4 Building Specifications
Height (maximum) 12.5 metres
By-law Number 6627-24 Page 7 of 10
24.560.4 Parking Standards
Minimum Parking Requirement 2.0 spaces per unit”
5. 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.
Pursuant to the Order of the Ontario Land Tribunal issued on the 24th day of August 2024,
under OLT Case No. OLT-22-004187.
By-law Number 6627-24 Page 8 of 10
Explanatory Note
Re: By-law Number 6627-24
By-law Number 6627-24 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 “Rural RU Zone” and “Rural RU-ORM
Zone” to “Townhouse Dwelling Residential R8(558) Exception Zone”, “Second Density
Apartment Residential RA2 (559) Exception Zone“, Detached Fifth Density Residential
R5(560) Exception Zone”, and “Environmental Protection EP Zone”.
The rezoning will permit a multi-unit development with a maximum of 40 three (3)
storey townhouse dwelling units, 8 three (3) storey detached dwelling units, and 698
apartment dwelling units contained within 4 seven (7) storey apartment buildings,
private roads and open space areas.
Lands Subject to Rezoning
from 'RU' to 'RA2(559)'
Lands Subject to Rezoning
from 'RU' to 'R8(558)'
Lands Subject to Rezoning
from 'RU' to 'EP'
WELLING
T
O
N
S
T
E
LESLIE STDON HILLOCK
D
R
O2(249)
C3(11)
C4(464)
RUI C3(328)
RU
E-BP
EP
EP
R3 (482)
Lands Subject to Rezoning
from 'RU' to 'R5(560)'
TOUCH
G
O
L
D
C
R
E
S
EP
7GLIHYPI%XS&]PE[2YQFIV
N
LANDS TO BE REZONED FROM
THE RURAL 'RU' ZONE TO THE
SECOND DENSITY APARTMENT
RESIDENTIAL RA2(559)
EXCEPTION ZONE.
LANDS TO BE REZONED FROM
THE RURAL 'RU' ZONE TO THE
TOWNHOUSE DWELLING
RESIDENTIAL R8(558)
EXCEPTION ZONE.
LANDS TO BE REZONED FROM THE
RURAL 'RU' ZONE TO THE DETACHED
FIFTH DENSITY RESIDENTIAL R5(560)
EXCEPTION ZONE.
LANDS TO BE REZONED FROM THE RURAL
'RU' ZONE TO THE ENVIRONMENTAL
PROTECTION (EP) ZONE.
OAK RIDGES MORAINE BOUNDARY
1289 WELLINGTON STREET EAST,
PART OF LOT 20, CONCESSION 2 TOWN OF AURORA
0 10050
SCALE 1:3,000
150 2001289 WELLINGTON STREET EAST,
PART OF LOT 20, CONCESSION 2 TOWN OF AURORA
WELLING
T
O
N
S
T
E
LESLIE STDON HILLOCK
D
R
TOUCH
G
O
L
D
C
R
E
S 2m2m3m
3m
3m
3m3m3m3m 3m
3m
3m
3m
3m
3m3m3m3m3mN
3 STOREYS - RESIDENTIAL TOWNHOUSE
3 STOREYS - RESIDENTIAL SINGLE DETACHED
4-7 STOREYS - RESIDENTIAL APARTMENTS
OAK RIDGES MORAINE BOUNDARY
1289 WELLINGTON STREET EAST,
PART OF LOT 20, CONCESSION 2 TOWN OF AURORA
0 10050
SCALE 1:3,000
150 200
7GLIHYPI&XS&]PE[2YQFIV
BLD A
BLD B
BLD CBLD D