Agenda - Public Planning - 20251029Town of Aurora
Special Council Public Planning
Meeting Agenda
Date:Wednesday, October 29, 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.Planning Applications
The Mayor will introduce the procedure that will be followed during the meeting.
5.1 PDS25-103 - Official Plan Amendment and Community Planning Permit
System, Downtown Community Planning Permit By-law, File Number:
OPA-2025-08
1
That Report No. PDS25-103 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 56
5.1.2 Consultant Presentation 63
6.Confirming By-law
6.1 By-law Number XXXX-25 - Being a By-law to confirm actions by Council
resulting from a Special Council Public Planning meeting on October 29,
2025
88
7.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Public Planning Report
No. PDS 2 5 -103
Subject: Official Plan Amendment and Community Planning Permit System
Downtown Community Planning Permit By-law
File Number: OPA-2025-08
Prepared by: Dania Asahi Ogie, MScPl, Policy Planner
Department: Planning and Development Services
Date: October 29, 2025
Recommendation
1. That Report No. PDS25-103 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
information regarding a Town-initiated Official Plan Amendment (OPA) and Community
Planning Permit System (CPPS) for the downtown area.
The Community Planning Permit System streamlines the development
application process and allows the Town to proactively set development
standards for the Downtown.
The proposed Official Plan Amendment and the Community Planning Permit By-
law focuses on the historic Downtown area and is a continuation of the
Promenade Plan and the Town’s commitment to revitalizing the area.
An Open House for the project was held on June 19, 2025, and the public was
generally supportive.
The Community Planning Permit By-law can manage future growth in the
Downtown in a sensible manner.
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October 29, 2025 2 of 13 Report No. PDS25-103
Background
Project History and Overview of Community Planning Permit Systems
The Community Planning Permit System (CPPS) consolidates Zoning, Site Plan, and
Minor Variance applications into one streamlined approval process. A Community
Planning Permit (CPP) By-law implements the CPPS by setting the development
standards and requirements for the by-law area. Through the CPP By-law, the Town is
proactively setting the criteria for development in the Downtown and positioning itself
to responsibly manage future growth in the area.
On June 6, 2019, Provincial Bill 108 received Royal Assent and introduced the ability for
municipalities to establish and administer the CPPS. This new planning tool streamlines
approval processes for development while also providing opportunities for
municipalities to set prescribed growth criteria and development standards. Further,
municipalities can use the CPPS to secure and require additional community benefits,
such as the provision of affordable housing and/or the protection of built heritage
resources.
On October 15, 2019, Council passed a motion which directed staff to develop a
Community Planning Permit By-law. The motion recognized the Downtown core as a
significant area in the Town and that the CPPS could be used as a tool to streamline
development approvals and promote collaborative and predictable community building
while also achieving the growth targets for the area and Promenade.
The Town’s new Official Plan was approved to recognize the implementation of a
Community Planning Permit System. Then, on January 14, 2025, staff presented an
information report at Committee of the Whole to provide Council and the public with
information on the CPPS project and its initiation. Following this report, on June 19,
2025, staff held a public Open House regarding the development of the Community
Planning Permit By-law. Urban Strategies, a leading planning and design firm, has led
the design and visioning of the area and prepared the attached Draft Downtown Urban
Design Study (Attachment 3) which will be used as the basis for the formulation of the
CPP By-law itself.
Location / Land Use
The CPP By-law area is demarcated by Temperance Street to the west, Center Street to
the north, Victoria Street to the east, and approximately 70 metres south of Church
Street at the south. Within this boundary contains the Aurora Town Square, commercial
buildings with heritage designations (passed and registered on title), and some
Page 2 of 88
October 29, 2025 3 of 13 Report No. PDS25-103
residential buildings. The entire area is part of the Aurora Promenade and the CPP By-
law builds on the vision established through the Aurora Promenade Secondary Plan.
Policy Context
Provincial Policies
All Planning Act matters 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 proposed CPP By-law is consistent
with the PPS by being able to streamline development application review, increase
housing supply and affordability, promote economic development and downtown
revitalization, protect heritage resources, and allow for the efficient and wise use of land
in a strategic growth area as part of a Regional Corridor. The CPP By-law allows the
Town to be proactive in its planning approach and manage growth responsibly.
Town of Aurora Official Plan
The Community Planning Permit By-law area is in its entirety part of the Aurora
Promenade and Major Transit Station Area (MTSA) Mixed Use designation of the
Town’s Official Plan. This area is identified by the Town’s Official Plan as a priority area
for a CPP By-law.
Under the Official Plan, much of the lands within the CPP By-law boundary falls under
the Downtown designation, as indicated in Schedule D1 of the Official Plan. Some parts
of the area fall within the Downtown Shoulder designation – primarily being the
southwest intersection of Wellington Street East and Victoria Street, which completes
the Yonge-Wellington-Victoria-Mosley block. Both the Downtown and Downtown
Shoulder designations envision the area for mixed-use development while protecting
the heritage main street character.
The CPP By-law area is also along the Yonge Street Regional Corridor and the
Wellington Street Local Corridor, as identified on Schedule A of the Official Plan. Both
the Regional and Local Corridors are the Town’s Strategic Growth Areas, which are the
preferred location for accommodating intensification and higher-density mixed uses.
At large, the Official Plan recognizes this area as a destination that will build on its
assets and evolve into a vibrant place to live, shop, work, and play. The Aurora
Promenade (along with the MTSA as part of the Promenade and MTSA Mixed Use
Secondary Plan) is intended to be the Town’s primary focus area for growth and
Page 3 of 88
October 29, 2025 4 of 13 Report No. PDS25-103
intensification, accommodating the highest densities, while also maintaining and
preserving the built heritage assets. The CPP By-law works to balance the increase in
density with the unique character of the Downtown, supporting the visions outlined in
the Official Plan.
The CPP By-law, as identified by the Official Plan, will become the place Aurora’s
residents will want to call their “home,” “main street,” or “heart.” This is where the
community meets, interacts, celebrates, shops, entertains, and is where visitors will
want to come to experience sophisticated culture, in a small-Town setting.
Zoning By-law 6000-17, as amended
The parent zone for most of the properties within the CPP By-law area is Promenade
Downtown (PD1) and the parts southwest of Wellington Street East and Victoria Street
are designated as Promenade Downtown Shoulder (PDS1). Several properties within the
boundary have exceptions that range from permitting more forms of dwelling units to
extending permitted uses to day cares and personal service shops. A key component of
the Promenade Plan and the respective zoning in this area is the ability to
accommodate mixed-use development, with commercial at grade and residential units
above. The CPP By-law is intended to largely mirror these permitted uses.
Permitted uses under the PD1 and PDS1 zones are listed below:
Permitted Uses Promenade Downtown
PD1
Promenade Downtown
Shoulder
PDS1
Art Gallery X X
Bed and Breakfast X X
Clinic X X
Commercial Schools X X
Day Care Centres X
Dry Cleaning Establishment X X
Dry Cleaning Distribution Station
and Depot X X
Dwelling Units above the First Storey X X
Dwelling, Boarding, or Rooming
Houses X
Dwelling, Converted X
Dwelling, Detached X
Dwelling, Double Duplex or Fourplex X
Dwelling, Duplex X
Dwelling, Quadraplex X
Dwelling, Second Suite X
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October 29, 2025 5 of 13 Report No. PDS25-103
Dwelling, Semi-Detached X
Dwelling, Townhouse X
Dwelling, Triplex X
Financial Institutions X X
Fitness Centre X X
Funeral Parlours X X
Garden Centre X X
Hospitals X X
Hotel X X
Institutional Uses as Permitted in
Section 11.1 of the By-law X X
Laundromat X X
Museum X X
Offices X X
Personal Service Shops X X
Pet Services X X
Place of Entertainment X X
Club X X
Private Parks X X
Restaurants X X
Retail Stores X X
Service Shops X X
Studios X X
Veterinarian Clinic X X
Analysis
Proposed Official Plan Amendment:
The Official Plan Amendment will formally delineate the boundary of the CPP By-law
area in the Official Plan Schedules and recognize the lands as a special policy area
subject to the development standards and administrative processes set by the
implementing CPP By-law.
Proposed Community Planning Permit By-law:
The Community Planning Permit System streamlines the development application
process and allows the Town to proactively set development standards for the downtown
The Community Planning Permit By-law will become the primary tool setting the
development standards in the By-law area. The boundary for the CPP By-law area is
shown in Attachment 1 of this report.
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October 29, 2025 6 of 13 Report No. PDS25-103
The CPP By-law will outline the policies, standards, and provisions surrounding use,
heights, step backs (the horizontal recession of an upper storey), setbacks (distances
from property boundaries), parking, façade articulation and materiality, amongst other
matters.
In addition to establishing land use policies, development applications received for the
CPP By-law area will have a shorter approval timeline of 45 days and a more
streamlined application process as the CPPS consolidates Zoning, Site Plan, and Minor
Variance application processes into one. Approval of the CPP By-law will repeal the
current zoning for the lands and have the CPP By-law become the primary tool setting
the development standards for the area.
The proposed Official Plan Amendment and the Community Planning Permit By-law
focuses on the historic Downtown area and is a continuation of the Promenade Plan and
the Town’s commitment to revitalizing the area.
The attached Downtown Urban Design Study prepared by Urban Strategies
recommends several development standards for the CPP By-law area. The Study is
intended to guide the policies of the CPP By-law. Comparing two development
concepts, as-of-right (drawn from the current Aurora Promenade Plan) and the
alternative option, the study makes recommendations based on current best design
practices. A summary of key recommendations from the Downtown Urban Design Study
to inform the development of the CPP By-law are:
Continued preservation of the heritage buildings and façades.
The use of high-quality materials such as stone and brick to complement the
character of the area.
Significant step backs (horizontal recessions) of ten metres on upper levels of
buildings above the three-storey heritage facades and above the fifth storey.
General heights of six to eight storeys on the interior blocks and subject to the
aforementioned step backs.
A maximum height of nine-storeys strategically located at Wellington Street West
and Temperance Street, due largely to the slope in elevation and reduced
impacts on neighbouring properties.
Heights are to be concentrated on the interior of blocks behind the heritage
façades to protect the distinct Yonge Street heritage streetwall.
Identification of the area as a “Downtown Mixed Use” zone with similar proposed
permitted uses with the current Zoning By-law and continued support for mixed-
use development in the area.
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October 29, 2025 7 of 13 Report No. PDS25-103
Development applications within the CPP By-law area are currently proposed to be
categorized into classes, with each class having varying application and approval
processes in accordance with the required statutory review timeline. The classification
of applications into three categories was developed through a municipal best practice
review of various CPP By-laws but is still subject to review and refinement as needed.
The following table below breaks down the proposed application categories/classes
under the CPP By-law and further, Attachment 2 shows the overall application process:
Application Category
Class One Class Two Class Three
Class
Type/Naming
Convention
Standard Application Minor Variation Major Variation
Variations No variation from the
development
standards outlined in
the CPP By-law, with
the proposal fully
conforming to the
prescribed
development
standards.
Application generally
meets the intent,
standards, and
provisions of the CPP
By-law, but may require
minor variations based
on:
Minor land use,
design or
materiality
requirements; or
Minor variations
due to individual
site constraints
or
characteristics.
Minor variations are
variances of up to 10%
of development
standards.
Application proposes
a major variation that
may impact the
overall purpose and
intent of the CPP By-
law, and will require
Council’s direct
approval, such as:
A significant
land use or
development
standard
deviation, such
as an increase
in maximum
height.
Note: a 5-year
moratorium on any
major amendment of
the CPP By-law would
also apply.
Approval
Authority
Approval by the
Director of Planning
and Development
Services and/or
delegate
Approval by the
Director of Planning
and Development
Services and/or
delegate.
Council approval.
Timeline 45 days. 45 days. Requires a separate
application and OPA
approval process
Page 7 of 88
October 29, 2025 8 of 13 Report No. PDS25-103
outside the 45 day
approval timeline.
Conditions Can be required as a condition of approval for any class.
(E.g. preparation of additional studies, or requirements to enter into an
agreement, provide community benefits or to complete infrastructure
improvements etc.).
An Open House for the Official Plan Amendment and the Community Planning Permit By-
law was held on June 19, 2025, and the public was generally supportive.
The initial development concepts were presented at the Open House and feedback from
residents, business owners, and property owners were generally supportive.
Suggestions provided by the attendees stressed the need for protecting the heritage
façade and materiality of existing buildings, incorporating street beautification elements
and infrastructure, and increasing height where appropriate. In addition, there were also
suggestions of the CPP By-law going further as the by-law will guide long-term growth in
the area. There is a need for the CPP By-law to recognize the necessity of incorporating
greater densities based on current and future housing demands and realities. However,
the increase in density cannot come at the expense of the neighbourhood character or
heritage buildings. The general consensus was that balance was necessary, respecting
the character of the Downtown and providing transition to lower density areas while
overall heights and densities increased in a sensible manner, and in areas where
impacts are minimal, such as the portion of the lands near Wellington Street West and
Temperance Street.
Following the feedback from the Open House, changes were made to the alternative
development concept including increases in height in strategic locations and ensuring
appropriate step backs. Additionally, the boundary was adjusted in the southern portion
to include the lands south of Church Street to better align with the Downtown
designation already established in the Promenade Plan.
The proposed Community Planning Permit By-law, which will be brought to Council at a
future date, will also incorporate feedback received through this public meeting.
The Community Planning Permit By-law can manage future growth in the Downtown in a
sensible manner
The as-of-right development concept within the CPP By-law area would allow for
approximately 1,100 units with maximum height being 6 storeys north of Wellington
Street and five storeys everywhere else. Although the maximum heights under this
development concept are currently permitted as of right, the zero metre setback and
Page 8 of 88
October 29, 2025 9 of 13 Report No. PDS25-103
three metre step back above the third storey on Yonge Street would create a pedestrian
environment that is possibly less friendly and also less sensitive to the heritage
buildings in the area, as referenced by the Downtown Urban Design Study. The lack of
step back distance creates an imposing streetwall and any additional massing would
significantly alter the built form character of the area.
The alternative development concept proposes greater heights but offsets the height
increase by concentrating the massing of new buildings in the interior of the sites with
greater step backs. By increasing the step back above the third storey to ten metres and
requiring an additional ten metre step back again above the fifth storey, totalling to a 20
metres of step back, the taller buildings proposed under this concept have less of an
impact on pedestrian views, the heritage façade, and the streetwall of Yonge Street.
Through the careful consideration of increased step backs, the alternative development
concept introduces greater height while producing a better built form.
Furthermore, new buildings on Yonge Street that are not already heritage designated are
expected to be setback two metres from the right-of-way (unless an existing historic
façade has been retained) to provide more space for pedestrians and patios, thus
contributing to the vibrancy of the Downtown area.
The maximum height of nine storeys is to be concentrated only at the southeast corner
of Wellington Street West and Temperance Street. Other parts of the By-law area will
have a maximum height ranging between six to eight storeys. This southeast corner
was strategically selected to take on the additional height of nine storeys given its
natural slope in elevation and no adjacent residential uses. The western portion
Temperance Street for this corner has an industrial/commercial use present, therefore,
such height would have minimal impact on adjacent properties and on the character of
Yonge Street.
The table below shows the height, setback, step back, and unit count differences of
both development concepts:
Maximum Height
Setback from lot
line on Yonge
Street for new
buildings without
a heritage façade
Step Back on
Yonge Street
(horizontal
recessions on
upper floors)
Approximate
Number of
Units
Page 9 of 88
October 29, 2025 10 of 13 Report No. PDS25-103
Advisory Committee Review
The Downtown Urban Design Study was brought to the Heritage Advisory Committee on
October 6, 2025, for review. The Committee was generally supportive of the vision and
plan for the area, recognizing that the CPP By-law allows for an opportunity to revitalize
the Downtown, while protecting the heritage façades and character of the area which is
paramount. Taking note of the significant step backs incorporated into the alternative
design concept, the Committee recognized that although heights are increasing under
the alternative concept, the built form produced through this concept better enhances
the heritage façades along Yonge Street.
Gathering the Heritage Advisory Committee’s feedback to protect of heritage buildings
in the Downtown, the CPP By-law will incorporate policies on compliance with
respective heritage designation by-laws, conservation management plans for conditions
of approval for developments working with designated heritage buildings, and the use
of high quality materiality to ensure that all new developments are in harmony with
existing heritage façades and the character of the Downtown.
In support of the CPP By-law, the Heritage Advisory Committee also inquired about the
possibility of including the Bacon Basketware property into the by-law area. Town staff
can explore this opportunity further; however, it’s anticipated that the CPP By-law will
include policies on the process of consolidating neighbouring and adjacent properties
into the By-law area for property owners who are interested in assembling or have
assembled parcels of land. The timing of the land consolidation into the By-law area will
As-of-Right 6 Storeys north of
Wellington Street.
5 Storeys
everywhere else.
0 metres Only 3 metres
above the 3rd
floor only
1,100
Alternative Varying maximum
heights between 6
to 8 storeys,
except for the
southeast corner
of Wellington
Street West and
Temperance
Street, where a
maximum height
of 9 storeys would
be permitted.
2 metres 10 metres
above the 3rd
floor, plus an
additional 10
metres again
above the 5th
floor
1,260
Page 10 of 88
October 29, 2025 11 of 13 Report No. PDS25-103
be largely dependent on the owner, but options to do so will be made available through
the By-law.
Legal Considerations
The Community Planning Permit By-law and Official Plan Amendment are pursuant to
the provisions of the Planning Act and O. Reg. 173/16: Community Planning Permits. All
owners within the CPP By-law area would be entitled to appeal the CPP By-law to the
OLT within 20 days of a Notice of Passing being issued. There is also a 5-year
moratorium on amendments being made to the CPP By-law once it is passed (unless an
amendment is otherwise supported by Council). Once a CPP By-law is in place, only the
applicant can appeal a decision made on its application no later than 20 days after the
day notice of the decision is give. The applicant also has the right to appeal if no
decision is made on its application within 45 days.
Financial Implications
In accordance with the Planning Act, Community Benefit Charges are not applicable
within CPP By-law area. This is because the CPP By-law can be used as an alternative
tool for municipalities to secure community benefits directly, such as through
conditions of approval that may require facilities, public art, affordable housing,
financial contributions, heritage enhancement/preservation etc.
Despite that, a municipal best practice review determined that most municipalities with
Community Planning Permit By-laws in place have added “Community Charges” or
“Community Contributions” in the amount of four per cent of the value of the land that is
subject to any development with five or more storeys and 10 or more residential units.
The proposed CPP By-law for the Downtown area is similarly considering the
implementation of a Community Levy of four per cent which is in line with other
municipal CPP By-laws and the Town’s Community Benefit Charge By-law.
Development Charges would be applicable to any development within the Town’s CPP
area as per the Development Charges By-law, and appropriate fees for each class of
development under the CPP will be incorporated into the Town’s Fee By-law.
Communications Considerations
Notices for this Public Planning Meeting were published online and in multiple cycles of
the newspaper, posted physically in the Downtown area and also sent by email to all
Page 11 of 88
October 29, 2025 12 of 13 Report No. PDS25-103
interested parties in accordance with the Planning Act. In addition, Town staff hand
delivered notices to local property owners due to the Canada Post strike. Statutory
notice requirements were exceeded.
Town staff will continue to notify residents and landowners within the CPP By-law area
of any future Council decisions and project updates through mail and/or email, as well
as updates through the CPP By-law Engage Aurora page.
Climate Change Considerations
Through conditions for approval, the Town has the discretion to require applicants to
provide facilities, services, and matters that have positive environmental impacts,
including but not limited to, green roofs or other sustainable design initiatives.
Incorporating these elements into any proposed development within the By-law area will
lead to a greener Downtown where the streets and buildings are sensitive to the
environment.
Link to Strategic Plan
The Official Plan Amendment and Community Planning Permit By-law supports the
strategic plan goal of Supporting an exceptional quality of life for all through satisfying
requirements of strengthening the fabric of our community through downtown
revitalization.
Alternative to the Recommendation
1. Direct staff to report back to another Public Planning Meeting addressing any
issues that may be raised.
Conclusions
The proposed OPA and Community Planning Permit By-law is a natural extension of the
Promenade Plan vision. Town staff will work to address and/or consider comments
received from the public and any Council direction provided through the Special Public
Planning meeting, prior to proceeding with a final recommendation report and OPA and
CPP By-law for approval.
Page 12 of 88
October 29, 2025 13 of 13 Report No. PDS25-103
Attachments
Attachment 1 – Location Map
Attachment 2 – Community Planning Permit Application Process Flowchart
Attachment 3 – Draft Downtown Urban Design Study
Previous Reports
PDS25-001, January 14, 2025.
Pre-submission Review
Agenda Management Team review on October 16, 2025
Approvals
Approved by Marco Ramunno, Director, Planning and Development Services
Approved by Doug Nadorozny, Chief Administrative Officer
Page 13 of 88
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Page 14 of 88
Step 1: Pre-ConsultationStep 2: SubmissionStep 3: ReviewStep 4: DecisionPre-Consultation with Town of Aurora Planning Staff and Applicable Agencies
Submit Community Planning Permit Application
Acknowledgement of Complete Application
Permit required
Prepare a Community Planning Permit Application
Class 1
Approval Authority:
Director
Class 2
Approval Authority:
Director
Class 3
Approval Authority:
Council
Application circulation to relevant departments and agencies
Class 1 Application
Review
Proceed to decision unless
concerns arise, then,
concerns to be discussed
with applicants and
revisions to be made.
Class 2 Application
Review
Potential referral to
Council if there is a
significant concerns in
variation; otherwise
delegated to Director.
Public Notification
On site notification, newspaper ad, and mail out within
120-meter radius
Class 3 Application
Review
Presentation to Council.
Decision
Approve with no
conditions and issue
CPP
Approve with
conditions required
before issuing CPP
Satisfy conditions
Proceed to Building Permit
Issue CPP
Refuse application
May appeal decision to
Tribunal
Attachment 2 – Community Planning Permit Application Process Flowchart
*No Class 3 Variation will be considered for the first five years
Page 15 of 88
DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM
Downtown Urban Design Study
Draft Final Report
SEPT 2025
Attachment 3 Page 16 of 88
Page 17 of 88
TABLE OF CONTENTS
1.0 INTRODUCTION 1
2.0 BACKGROUND 3
»Aurora Promenade Concept Plan and Urban Design Strategy 4
»Town of Aurora Official Plan 5
»Comprehensive Zoning By-Law 7
»Aurora Promenade Streetscape Project 9
3.0 DOWNTOWN TODAY: ASSETS AND OPPORTUNITIES 10
4.0 GUIDING PRINCIPLES AND FRAMEWORK FOR CHANGE 13
»Guiding Principles 13
»Framework for Change 14
5.0 MASSING STUDY 15
»As-of-Right Development Concept 16
»Alternative Development Concept 22
»Comparison of the Development Concepts 28
6.0 RECOMMENDATIONS 30
»Land Use 30
»Built Form & Site Planning 32
»Design Guidelines 36
Page 18 of 88
1 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
What is a Community Planning
Permit System?
A Community Planning Permit System,
or CPPS, is a land use planning tool that
combines Zoning By-law Amendments, Minor
Variances, and Site Plan applications into a
single application and approval process. This
tool helps make the application and approval
process more efficient, allowing housing to
reach the market more quickly. It also can be
used to deliver other elements fundamental
to a healthy, thriving community, such as
affordable housing and diverse housing types,
public facilities, parks and open spaces, and
infrastructure improvements needed to support
growth. Benefits such as these may be secured
by permitting variances to regulations within
a Community Planning Permit By-law. Like the
traditional zoning by-law it replaces, a CPP
By-law contains a list of permitted uses and
development standards, such as minimum and
maximum heights and setbacks. The CPP By-
law can also include urban design requirements,
such as the preservation of mature trees,
conservation of heritage properties, and
compatibility with the historic character
of Downtown.
The Town of Aurora has initiated a Community
Planning Permit System (CPPS) for its historic
Downtown with the goal of encouraging and guiding
residential intensification. More residential and mixed-
use development will broaden the range of housing
options for existing and future Aurora residents, and
more people living Downtown will reinforce it as the
town’s civic heart and create the vitality needed to
sustain a variety of businesses.
A CPPS for Downtown will be implemented through a
Community Planning Permit By-law, which will replace
current zoning regulations. The Town initiated an
Urban Design Study to review and update current land
use and built form regulations. Within a proposed
network of enhanced pedestrian connections and
laneways, the study considered how future buildings
could be massed to optimize potential development
sites while respecting the valued character of
Downtown and the surrounding neighbourhoods. This
report documents the study process and findings and
recommends regulations for the CPP By-law based on
an illustrated massing concept that varies from what is
permitted today.
The Downtown Urban Design Study commenced in
the fall of 2024 and followed a highly consultative
process. Regular meetings were held with Town staff
and CIMA+, the consultant retained for the ongoing
Aurora Promenade Streetscape Project, to discuss
opportunities and review work in progress. A public
open house was held on June 19, 2025, to share study
findings and invite feedback on a proposed massing
concept for Downtown. Feedback from staff and the
public have informed refinements to the Alternative
Development Concept in Section 5 of this report and
the Recommendations in Section 6.
1.0 INTRODUCTION
Page 19 of 88
2DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 1: Downtown Study Area.
Page 20 of 88
3 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Figure 2: Historic Map of Downtown.
Figure 3: Downtown Aurora 1940.
Yonge Street has been the heart of Aurora since
merchant Richard Machell opened a business at
the corner of Wellington Street in 1804. Through
the 19th century, the main street and surrounding
neighbourhoods steadily grew. As the Town
continued to grow outward, particularly in the last 50
years, new shopping centres have challenged Yonge
Street’s economic role. Nevertheless, Downtown is
home to many successful businesses and remains the
Town’s civic heart, anchored by the Central Library
and the new Aurora Cultural Centre, Museum and
Town Square.
Downtown’s many assets make it a desirable place
to both visit and live, as demonstrated by the Aurora
United Church and Amica Retirement Home nearing
completion. The potential for additional residential
intensification is significant and is supported by the
studies, policies and zoning regulations summarized
below. The principles and objectives of these
documents provide a foundation for the Urban Design
Study and have informed its recommendations.
2.0 BACKGROUND
Page 21 of 88
4DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 4: Aurora Promenade Public Realm Framework (Excerpt).Figure 5. Public Realm Framework16PLANNING & DESIGN INC.PLANNING & DESIGN INC.Figure 5. Public Realm Framework16PLANNING & DESIGN INC.PLANNING & DESIGN INC.Figure 5. Public Realm Framework16PLANNING & DESIGN INC.PLANNING & DESIGN INC.The Promenade Concept Plan and Urban Design
Strategy, completed in 2010, was based on a
comprehensive study of Downtown and the larger
Promenade extending north, south and east. The plan
and strategy are based on a vision with eight pillars:
• Distinct Heritage and Culture
• Vibrant Places
• Beautiful Spaces
• Lifelong and Complete Community
• Liveable and Stable Neighbourhoods
• Balanced Modes of Movement
• Great Design and Architecture
• Towards a Sustainable Town
The plan and strategy include an Urban Design
Framework that acknowledges the valued character
Downtown’s main street, historic residential
streets, and civic or special streets. It also identifies
opportunities for mid-block pedestrian connections
and encourages rear service lanes to achieve a more
pedestrian-friendly environment.
Regarding land use and built form, the plan and
strategy outline the following objectives for Downtown:
• Protect and reinforce heritage ‘main street’
character and identity
• Infill and redevelopment sensitive to heritage
resources and adjacent neighbourhoods
• Strengthening of the vibrant pedestrian-oriented
retail environment with a focus on specialty shops
and restaurants
• Encouraging entertainment and cultural venues
to reinforce the area’s attraction for residents
and visitors
• Enhancement of the public realm with a focus on
creating an inviting pedestrian environment
• Introduction of more residential uses
• Introduction of rear lanes where possible
• Improving parking capacity through consolidated
rear surface parking areas and/or in an integrated
public parking facility
The plan and strategy identify retail, office, residential,
institutional, and open space as appropriate uses in
the Downtown with the stipulation that retail should
be required on the ground floor of buildings on Yonge
Street and Wellington Street. Retail uses should be
restricted to a maximum of 2,400 square metres, and
storefronts should be no wider that 15 metres.
The plan and strategy recommended a maximum
height of five storeys (six storeys north in Upper
Downtown north of Wellington Street) and minimum
three-metre step-backs above the third storey.
The design guidelines in the Promenade Concept
Plan and Urban Design Strategy cover a range
of considerations, including building expression,
heritage integration, grade level design, storefronts,
parking, and sustainable design.
»Aurora Promenade Concept Plan and Urban
Design Strategy
Figure 5. Public Realm Framework16PLANNING & DESIGN INC.PLANNING & DESIGN INC.Page 22 of 88
5 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Masters Row
A l la u ra B lv d
KnowlesCresCloss Sq
Morland CresCollins Cres
Ames
CresBuchananCres
Moorcrest Dr
CedarCresForeht CresAlgonquinCr
es Collis DrTreegrove Cir
Patrick DrC r oss i n g BridgePlDavidson RdBoulding
DrHolmanCresTi
mp
sonDr
BeaconH allDrB r o o kland Ave
Woodroof Cres
DeerhornC resCandacVall
eyDrC o pla
ndTrCasemount StHarrison Ave
SimmonsCre
s
Long Valley Rd
McClennyDr CorbettCres
Treegrove Cir
Devins DrFi
e
l
dingDrMarshview Ave
Delattaye AveBrooks Ave
McDonald Dr
Nicklaus Dr
Glenview Dr
Al
mCrtEngelhard Dr
MurdockAve
HarmonAve
Barr CresValleyCres
Cranberry Ln
LanewoodDr
HarrimanRdTribbling Cres
OctoberLnHill Dr
Mary St
Hodg k i n s o n C r e s
PineneedleD
r
JarvisAveDeergl
enTerr
D eerg le n Te rrSisman AveHilldaleRdDelayneDr
TemperanceStStoddartDrWil
l
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s
D
r
WillisDrClif fTrIndustryStSpruce StBenvilleCresStoneRd
S to n e RdZokolDrTecumse h DrMurray DrMurrayDr
B r u s h GrWalton DrJasperDrSeatonDrMcClel
lanWayCornerRidgeRd
CornerRidgeRd
Bilbrough St
Gilbank Dr SneddenAveBirkshire Dr
WindhamTrBrittonTrMillcliffCirBatsonDrBatsonD rHo
ll
a
n
d
view Tr
Hol l i d g e B lv d
JohnWestWayConoverAveG o l f L in k s D r Primea
u
Dr
Raiford St
Hillview Rd
Steckley St
Ostick St
Hawthorne Ln BigwinDrTreeTopsLn AbbottAveRoyal Rd
D odie St Mill StConnaught Ave
Child Dr
Milgate Pl Larmont StIrwin Ave
Mugford Rd
Mosley St
Bowler St
Cossar Dr
Reuben St
Catherine AveBanffDr
Kennedy St EGeorgeSt
WenderlyDrDunning Ave
Maple St
Mark St
TimberlineTr
EdwardStTyler St
WellsStCentre St
Fairway Dr
NisbetDrLensmith
DrBaycroftLnLuxtonAveHeathwoodHeights Dr
McNally WayCousins Dr
G l a s sD rMartell Gt
Fife
Rd
Hollingshead Dr
Kemano Rd
Gilbert Dr
I
ndust
r
i
al
PkwyNLaurentideAveHalldorson Ave
Richardson Dr Bridgenorth DrMea
d
o
w
o
o
d
DrGurnettStAurora Heights Dr
Cousins Dr EBerczySt McMasterAveT r illiu m D r HaidaDrMosaicsAveVictoriaStBorealis Ave
Or c h a r d Heights Blvd
Hollandview T r
River Ridge Blvd
Kennedy St W
Willow Farm Ln
WELLINGTON ST W
VANDORF SDRD
WELLINGTON ST E
HENDERSON DR BAYVIEW AVEYONGE STVANDORF SDRD JohnWestW ayAuroraHeig
h
t
s
DrOrchard Heights Blvd OldYongeStBatson DrSpruce StMark St
W alto n Dr
Devins Dr
K
e
m
a
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o
Rd
Willow F a rmLnMeadowoodDrOrchardHeightsBlvdK
e
ma
noRdW
hisper
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ngPineTrGilbank Dr
AuroraHeightsDr
McLeod DrKennedyStW
Ti m psonDrCranberry Ln
TimberlineTr
Seaton Dr
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urray
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Child DrG
l
a
s
s
Dr
TamaracTr
Murray Dr
Kennedy St W
MurrayDrEdward St Edward StRichardsonDrT a m aracTrIndustrialPkwy S
In
dustrialPkwySIndustri a l P k w y S Engelhard DrMary StCentre St
YONGE STBAYVIEW AVEST JOHN'S SDRD W
BATHURST STWELLINGTON ST EWELLINGTON ST W
TOWNSHIP OF KINGS
Railway /
G
O
Tr
a
n
sit
Li
n
e
AURORA OFFICIAL
PLAN
SCHEDULE 'D1'
The Aurora Promenade and
Major Transit Station Area
Secondary Plan Area
Legend
Downtown
Downtown Shoulder
0 500 1,000250Meters
Promenade General
Major Transit Station Area (MTSA)
Secondary Plan Boundary
MTSA Boundary
GO Station
RailwayRailway/GO Transit LineFigure 5: Aurora Offical Plan - Schedule ‘D1’.
Masters Row
A l la u ra B lv d
KnowlesCresCloss Sq
Morland CresCollins Cres
Am es
CresBuchananCres
Moorcrest Dr
CedarCresForeht CresAlgonquinCres Collis DrTreegrove Cir
Patrick DrC r o s s i n g Bridge PlDavidson RdBoulding
DrHolmanCresT
i
mp
s
onDr
BeaconH allDrB r o o kland Ave
Woodroof Cres
DeerhornCres
CandacVal
l
eyDrCopla
ndTrCasemount StHarrison Ave
SimmonsCre
s
Long Valley Rd
McClennyDrCorbettCres
Treegrove Cir
Devins DrFi
e
l
dingDrMarshview Ave
Delattaye AveBrooks Ave
McDonald Dr
Nickl aus Dr
GlenviewD r
Al
mCrtEngelhard Dr
MurdockAve
HarmonAve
Barr CresValleyCres
Cranberry Ln
LanewoodDr
HarrimanRdTribblingCres
OctoberLnHill D r
Mary St
HodgkinsonCres
PineneedleD
r
JarvisAveDeergl
enT
err
D eerg le n Te rrSisman AveHilldaleRdDelayneDr
TemperanceStStoddartDrWil
l
is
D
r
WillisDrCliffTr IndustryStSpruce StBenvilleCresStone
Rd
S to n e RdZokolDrTecumse h DrMurrayDrMurrayDr
B r u s h GrWalton DrJasperDrSeatonDrMcClellanWayCornerRidgeRd
CornerRidgeRd
Bilbrough St
Gilbank Dr SneddenAveBirkshire Dr
WindhamTrBrittonTrMillcliffCirBatsonDrBatsonD rHo
ll
a
n
d
view Tr
Ho l l i d g e B l v d
JohnWestWayConoverAveG o l f L i n k s D r Prim
ea
u
D
r
Rai ford St
Hillview Rd
Steckley St
Ostick St
Haw th or ne Ln BigwinDrTreeTopsLn AbbottAveRoyal Rd
D od ie St Mill StConnaught Ave
Child Dr
Milgate Pl Larmont StIrwin Ave
Mugford Rd
Mosley St
Bowler St
CossarDr
Reuben St
Catherine AveBanffDr
Kennedy St EGeorgeSt
WenderlyDrDunning Ave
Maple St
Mark St
TimberlineTr
EdwardStTyler St
WellsStCentre St
Fairway Dr
NisbetDrLensmith
DrBaycroftLnLuxtonAveHeathwoodHeightsDr
McNally WayCousins Dr
GlassDr Martell Gt
Fife
Rd
Hollingshead Dr
KemanoRd
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I
ndust
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PkwyNLaurentideAveHalldorson Ave
Richardson Dr Bridgenorth DrMe
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DrGurnettStAurora Heights Dr
Co usins D r EBerczySt McMasterAveTrilliumDrHaidaDr
MosaicsAveVictoriaStBorealis Ave
OrchardHeightsBlvd
Hollandview T r
River Ridge Blvd
Kennedy St W
Willow Farm Ln
WELLINGTON ST W
VANDORF SDRD
WELLINGTON ST E
HENDERSON DR BAYVIEW AVEYONGE STVANDORF SDRD JohnWestW ayA urora Heig
h
t
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DrOrchard Heights Blvd OldYongeStBatson DrSpruce StMark St
W alto n Dr
D evins Dr
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urray
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l
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Murray Dr
Kennedy St W
MurrayDrEdward St Edward StRichardsonDrTamaracTr IndustrialPkwy S
In
dustrialPkwySIndus t r i a l P k w y S Engelhard DrMary StCentre St
YONGE STBAYVIEW AVEST JOHN'S SDRD W
BATHURST STWELLINGTON ST EWELLINGTON ST W
TOWNSHIP OF KINGS
Railway /
G
O
Tr
a
n
sit
Li
n
e
AURORA OFFICIAL
PLAN
SCHEDULE 'D1'
The Aurora Promenade and
Major Transit Station Area
Secondary Plan Area
Legend
Downtown
Downtown Shoulder
0 500 1,000250Meters
Promenade General
Major Transit Station Area (MTSA)
Secondary Plan Boundary
MTSA Boundary
GO Station
RailwayRailway/GO Transit Line »Town of Aurora Official Plan
The Town’s current Official Plan was adopted by
Council in January 2024 and approved by York
Region in May 2024. Section 9 of the plan embeds
much of the Aurora Promenade Concept Plan and
Urban Design Strategy in policy. Policy 9.2(c) states
that all development within the Aurora Promenade
shall be consistent with the Concept Plan and Urban
Design Strategy.
Under the Downtown Designation delineated on
Schedule ‘D1’, a wide range of commercial and
institutional uses are permitted Downtown, and
residential uses are also permitted but generally must
be located above the first floor (a limited number of
ancillary at-grade units may be permitted at the rear
of sites). The ground floors of buildings along Yonge
Street are intended for active uses that help enliven the
adjacent street, such as retail and restaurants. Retail
stores cannot have a frontage greater than 15 metres.
Page 23 of 88
6DRAFT FINAL REPORT URBAN STRATEGIES INC.
Masters Row
A l la u ra B lv d
KnowlesCresCloss Sq
Morland CresCollins Cres
A mes
C resBuchananCresMoorcrest Dr
CedarCresForeht CresAlgonquinCres Collis DrTreegrove Cir
Patrick DrC r o ss i n g Bridge PlDavidson RdBoulding
DrHolmanCresT
i
mp
s
onDr
BeaconH allDrB r o o kland Ave
Woodroof Cres
DeerhornCres
CandacVal
l
eyDrCopla
ndTrCasemount StHarris on Ave
SimmonsCre
s
Long Valley Rd
McClennyDrCorbettCres
Treegrove Cir
Devins DrFi
e
l
dingDrMarshview Ave
Delattaye AveBrooks Ave
McDonald Dr
N icklaus D r
GlenviewDr
Al
mCrtEngelhard Dr
MurdockAve
HarmonAve
Barr CresValleyCres
Cranberry Ln
LanewoodDr
HarrimanRdTribblingCres
OctoberLnHi ll Dr
Mary St
HodgkinsonCres
PineneedleD
r
JarvisAveDeergl
enT
err
D eerg le n Te rrSisman AveHilldaleRdDelayneDr
TemperanceStStoddartDrWil
l
is
D
r
WillisDrCliffTr IndustryStSpruce StBenvilleCresStone
Rd
S to n e RdZokolDrTecumse h DrMurrayDrMurrayDr
B r u s h GrWalton DrJasperDrSeatonDrMcClellanWayCornerRidgeRd
CornerRidgeRd
Bilbrough St
Gilbank Dr SneddenAveWindhamTrBrittonTrMillcliffCirBatsonDrBatsonD rHo
ll
a
n
d
view Tr
Ho l l i d g e B l v d
JohnWestWayConoverAveG o l f L i n k s D r Prim
ea
u
Dr
R aiford St
Hillview Rd
Steckley St
Ostick St
Haw th o rne L n BigwinDrTreeTopsLn AbbottAveRoyal Rd
D o die St Mill StConnaught Ave
Child Dr
Milgate Pl Larmont StIrwin Ave
Mugford Rd
Mosley St
Bowler St
CossarDr
Reuben St
Catherine AveBanffDr
Kenne dy St EGeorgeSt
WenderlyDrD unning Ave
Maple St
Mark St
TimberlineTr
EdwardStTyler St
WellsStCentre St
Fairway Dr
NisbetDrLensmith
DrBaycroftLnLuxtonAveHeathwoodHeightsDr
McNallyWayCousins Dr
GlassDr M arte ll Gt
Fife
Rd
H oll ingshead Dr
KemanoRd
G ilbert Dr
I
ndust
r
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PkwyNLaurentideAveHalldorson Ave
Richardson Dr Bridgenorth DrMe
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DrGurnettStAurora Heights Dr
Cou sins Dr EBerczySt McMasterAveTrilliumDrHaidaDr
MosaicsAveVictoriaStBorealis Ave
OrchardHeightsBlvd
Hollandview T r
River Ridge Blvd
Kennedy St W
Willow Farm Ln
WELLINGTON ST W
VANDORF SDRD
WELLINGTON ST E
HENDERSON DR BAYVIEW AVEYONGE STVANDORF SDRD JohnWestW ayA urora Heig
h
t
s
DrOrchard Heights Blvd OldYongeStBatson DrSpruce StMark St
W alto n Dr
Devins Dr
K
e
m
a
n
o
R
d
Willow F a rmLnMeadowoodDrOrchardHeightsBlvdK
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ma
noRdW
hisper
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McLeod DrKennedyStW
TimpsonDr
Cranberry Ln
TimberlineTr
Seaton Dr
M
urray
Dr
Child DrG
l
a
s
s
Dr
TamaracTr
Murray Dr
Kennedy St W
MurrayDrEdward St Edward StRichardsonDrTamaracTr IndustrialPkwy S
In
dustrialPkwySIndust r i a l P k w y S Engelhard DrMary StCentre St
YONGE STBAYVIEW AVEST JOHN'S SDRD W
BATHURST STWELLINGTON ST EWELLINGTON ST W
AURORA OFFICIAL
PLAN
SCHEDULE 'D2'
The Aurora Promenade and
Major Transit Station Area
Building Heights
Legend
Minimum 2-storeys
Maximum 6-storeys
0 500 1,000250Meters
Minimum 2-storeys
Maximum 5-storeys
Minimum 2-storeys
Maximum 3-storeys
Maximum 7-storeys
Transition 45 degree angle
stepbacks and/or setbacks
Secondary Plan Boundary
MTSA Boundary
GO Station
RailwayRailway / GO Transit LineFigure 6: Aurora Offical Plan - Schedule ‘D2’.
Masters Row
A l la u ra B lv d
KnowlesCresCloss Sq
Morland CresCollins Cres
Ames
CresBuchananCres
Moorcrest Dr
CedarCresForeht CresAlgonquinCr
es Collis DrTreegrove Cir
Patrick DrC r ossi n g BridgePlDavidson RdBoulding
DrHolmanCresTi
mp
s
onDr
BeaconH allDrB r o o kland Ave
Woodroof Cres
DeerhornCre sCandacVall
eyDrC o pla
ndTrCasemount StHarrison Ave
SimmonsCre
s
Long Valley Rd
McClennyDr CorbettCres
Treegrove Cir
Devins DrFi
e
l
dingDrMarshview Ave
Delattaye AveBrooks Ave
McDonald Dr
Nicklaus Dr
Glenview Dr
Al
mCrtEngelhard Dr
MurdockAve
HarmonAve
Barr CresValleyCres
Cranberry Ln
LanewoodDr
HarrimanRdTribbling Cres
OctoberLnHill Dr
Mary St
Hodg k in s o n C r e s
PineneedleD
r
JarvisAveDeergl
enTerr
D eerg le n Te rrSisman AveHilldaleRdDelayneDr
TemperanceStStoddartDrWil
l
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S to n e RdZokolDrTecumse h DrMurray DrMurrayDr
B r u s h GrWalton DrJasperDrSeatonDrMcCl
el
lanWayCornerRidgeRd
CornerRidgeRd
Bilbrough St
Gilbank Dr SneddenAveWindhamTrBrittonTrMillcliffCirBatsonDrBatsonD rHo
ll
a
n
d
view Tr
Hol l i d g e B lvd
JohnWestWayConoverAveG o l f L i n k s D r Prim
ea
u
Dr
Raiford St
Hillview Rd
Steckley St
Ostick St
Hawthorne Ln BigwinDrTreeTopsLn AbbottAveRoyal Rd
D odie St Mill StConnaught Ave
Child Dr
Milgate Pl Larmont StIrwin Ave
Mugford Rd
Mosley St
Bowler St
Cossar Dr
Reuben St
Catherine AveBanffDr
Kennedy St EGeorgeSt
WenderlyDrDunning Ave
Maple St
Mark St
TimberlineTr
EdwardStTyler St
WellsStCentre St
Fairway Dr
NisbetDrLensmith
DrBaycroftLnLuxtonAveHeathwoodHeights Dr
McNallyWayCousins Dr
G l a s sDrMartell Gt
Fife
Rd
Hollingshead Dr
Kemano Rd
Gilbert Dr
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PkwyNLaurentideAveHalldorson Ave
Richardson Dr Bridgenorth DrMead
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O r c h a r d Heights Blvd
Hollandview T r
River Ridge Blvd
Kennedy St W
Willow Farm Ln
WELLINGTON ST W
VANDORF SDRD
WELLINGTON ST E
HENDERSON DR BAYVIEW AVEYONGE STVANDORF SDRD JohnWestW ayAuroraHeig
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urray
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l
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MurrayDrEdward St Edward StRichardsonDrT a m aracTrIndustrialPkwy S
In
d
ustrialPkwySIndustria l P k w y S Engelhard DrMary StCentre St
YONGE STBAYVIEW AVEST JOHN'S SDRD W
BATHURST STWELLINGTON ST EWELLINGTON ST W
AURORA OFFICIAL
PLAN
SCHEDULE 'D2'
The Aurora Promenade and
Major Transit Station Area
Building Heights
Legend
Minimum 2-storeys
Maximum 6-storeys
0 500 1,000250Meters
Minimum 2-storeys
Maximum 5-storeys
Minimum 2-storeys
Maximum 3-storeys
Maximum 7-storeys
Transition 45 degree angle
stepbacks and/or setbacks
Secondary Plan Boundary
MTSA Boundary
GO Station
RailwayRailway / GO Transit LineSchedule ‘D2’ establishes a minimum height of two
storeys and a maximum height of five storeys within
the Downtown Designation south of Wellington
Street, with the maximum increasing to six storeys
north of Wellington Street. Buildings taller than three
storeys are subject to a step-back at the third storey.
The bulk of buildings are to be built zero to one metre
from front and exterior side lot lines on lots with less
than 40 metres of frontage; build-to lines increase
to one to three metres on lots of 40 metres or wider.
Policies 9.3.2(d)-(f) set out design policies focused on
the conservation and integration of heritage resources
and respect for the character of existing buildings in
the design of new ones.
The maximum height across much of Downtown is five
storeys, with six storeys permitted north of Wellington
Street. The fourth and fifth storeys of buildings must
be stepped back a minimum of three metres from the
front wall. The Official Plan requires height transitions
to adjacent low-rise neighbourhoods, but how this is
to be achieved is not regulated in the Zoning By-
law. The Official Plan also calls for laneways at the
rear of properties on Yonge Street, where possible,
to accommodate utilities and access to loading
and parking.
Page 24 of 88
7 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Figure 7: Promenade Zoning Map.
»Comprehensive Zoning By-Law
The land use and built form regulations for Downtown
in the Town’s Zoning By-Law are consistent with the
policies of the Official Plan.
Most of Downtown is zoned Promenade Downtown
(PD1), which permits a broad range of commercial and
institutional uses as well as dwelling units above the
first floor (see Table 1). Multiplexes and townhouses
are not permitted. The maximum height is 18.5
metres provided the fourth and fifth storeys are
set back a minimum of three metres from the front
and exterior side walls of the building. Other zone
requirements are contained in Table 2.
Several properties zoned PD1 are subject to
exceptions from the general provisions of the By-law.
Notably, a maximum height of 22 metres is permitted
on the site of the Amica Retirement Home, and a
series of site-specific building step-backs at the front
and rear are prescribed.
Properties on the south side of Mosley Street are
zoning Promenade Downtown – Special Mixed
Density Residential (PD2), which permits a range of
low-rise residential uses and a limited number of
commercial uses. North of Mosley Street and west
of Victoria Street, several properties are zoned R7,
which permits detached, semi-detached, duplex and
triplex dwellings. Other properties on the east side
of Downtown, fronting Wellington Street and Victoria
Street are zoned Promenade Downtown Shoulder –
Central Commercial (PDS1), which permits a full range
of commercial, institutional and residential uses and
has the same zone requirements as those generally
applicable in the PD1 zone.
Page 25 of 88
8DRAFT FINAL REPORT URBAN STRATEGIES INC.
Table 1: Promenade Permitted Uses.
Table 2: Zone Requirements.
Page 26 of 88
9 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Figure 8: Aurora Promenade Streetscape.
»Aurora Promenade Streetscape Project
In parallel with the Community
Planning Permit System initiative
for Downtown, the Town is also
planning to enhance the Aurora
Promenade streetscape on Yonge
Street (between Wellington
Street and Church Street). The
design will include sidewalks,
crosswalks, entry features,
and signage. Improvements
currently being studied include
accessibility, light pole upgrades,
street furniture, trees and other
landscaping. Improvements to
parking and traffic flow are also
being considered. Upgrades
to the public realm will be
implemented in conjunction with
the rehabilitation and replacement
of critical utility infrastructure.
The planned improvements to
the streetscape of Yonge Street
will support businesses and
further encourage residential
development Downtown. There
may be opportunities for future
development to optimize the
improvements with ground-floor
setbacks that widen the space
available for walking, restaurant
patios and retail displays.
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10DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 9: Downtown’s Existing Urban Structure.
To identify sites Downtown appropriate for new
development and determine suitable approaches to
the massing of new buildings, the Urban Design Study
first looked at the key assets of Downtown—uses,
buildings and spaces—that need to be maintained,
respected and reinforced. The analysis of existing
conditions revealed underutilized land between
and behind assets, much of it used for parking
but with the potential to accommodate significant
residential intensification. The analysis also identified
3.0 DOWNTOWN TODAY:
ASSETS AND OPPORTUNITIES
opportunities to enhance the public realm for
pedestrians with new connections, gathering spaces,
and laneways.
Below is a summary of key features and characteristics
of Downtown, including the assets that make it a
popular destination and desirable neighbourhood.
The opportunities to reinforce assets and improve
Downtown with new residential and mixed-use
development are highlighted.
Downtown Aurora has many assets
that make it a popular destination
and a desirable neighbourhood.
There are also opportunities to
grow and improve Downtown with
more housing, businesses and
places to visit.
1
2
3
4
5
6
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11 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Much of the historic main street remains intact,
giving Downtown a valued character and making
it a unique commercial destination within
the town. Buildings are mostly 2-3 storeys.
Maintaining and extending a streetwall up to 3
storeys, with storeys above this height pushed
well back from the front wall, will preserve Yonge
Street’s small-town feel. At the same time,
allowing new buildings on properties without
significant heritage to have a modest setback
from the right-of-way would effectively widen the
public realm for pedestrians.
Source: https://engageaurora.ca/
1
Source: Google Earth
2
Source: https://engageaurora.ca/
3
Away from Yonge Street, on Mosley Street and
Victoria Street, former churches and detached
houses, some containing non-residential uses (day
care, professional offices) contribute to the charm
of Downtown. While some “gentle” intensification
in this pocket of Downtown would be appropriate,
historically significant buildings should be
conserved, and the area’s residential character
should be maintained.
The lack of traditional storefronts and street trees,
and the presence of parking lots, contribute to a
pedestrian-unfriendly streetscape on Wellington
Street. And neither buildings nor the public realm
have been designed to highlight the important
intersection of Yonge Street and Wellington.
Redevelopment on both sides of the street that
establishes a consistent streetwall, contains
active uses on the ground floor, and includes
streetscape improvements would extend the retail
environment of Yonge Street. Buildings of 5-6
storeys would also add a significant amount of
new housing Downtown.
Assets and Opportunities
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12DRAFT FINAL REPORT URBAN STRATEGIES INC.
Source: Google Earth
4
Source: https://engageaurora.ca/
5
Source: Google Earth
6
The new Town Square and Cultural Centre, joining
the library, have significantly enhanced Downtown
as a destination and gathering place. Mixed-use
development on commercial sites to the west
and south would bring more daily life to the Town
Square, and redevelopment of the Town-owned
property north of the library could bring more
office workers and/or residents to Downtown.
Parking lots for commercial and institutional
uses occupy a significant amount of land
behind buildings. New development will bring
opportunities to accommodate parking for
residents, businesses and the public underground,
at grade in the base of buildings, or in parking
structures tucked behind residential and mixed-
use buildings.
It’s easy to walk around Downtown, but
heavy traffic on Yonge Street and Wellington
Street can contribute to an uncomfortable
pedestrian experience. More mid-block
connections and intimate open spaces, like
Machell’s Alley, would provide opportunities
to get away from traffic noise and could
accommodate restaurant patios. They would
also help to define future development sites,
providing secondary frontages.
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13 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
4.0 GUIDING PRINCIPLES AND
FRAMEWORK FOR CHANGE
The Town’s Official Plan policies for Downtown and the analysis of existing conditions summarized in the
previous sections informed the principles below, which were used to guide the massing study described in the
next section. The principles also build on previous studies of Downtown and reflect fundamental principles
of good urban design commonly applied to environments where a positive pedestrian experience and
compatibility with existing development are paramount.
1. Enhance Downtown as a shopping, dining and
entertainment destination by ensuring Yonge
Street and Wellington Street are lined with
commercial and institutional uses and creating
new public space to gather and linger.
2. Grow Downtown as a neighbourhood with a
range of housing choices in a variety of building
types and forms.
3. Maintain and reinforce the historic character of
Yonge Street by conserving heritage properties
and limiting the height of new buildings to three
storeys near the street.
4. Establish over time a continuous streetwall of
three to four storeys on Wellington Street with
mixed-use buildings to create a more pedestrian-
friendly environment and extend the Downtown
shopping and dining experience.
Guiding Principles
5. Concentrate the mass of new development in the
interior of blocks with greater height flexibility and
gradual built form transitions to the surrounding
streets and neighbourhoods.
6. Break up the massing of long buildings to create
varied, interesting streetscapes and accommodate
mid-block connections.
7. Integrate residential and commercial parking within
developments and minimize surface parking.
8. Minimize the impact of driveways and
service areas on the pedestrian realm by
establishing rear laneways where possible and
promoting shared driveways.
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14DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 10: Emerging Framework for Change.
The Framework for Change illustrated in Figure
10 was also developed to guide the massing
study. Recognizing Downtown’s valued assets and
opportunities for growth, the Framework identifies
areas with significant potential for intensification
based on the size of individual properties and
the likelihood that small properties will continue
to be assembled into large sites to optimize their
development potential.
The Framework also highlights opportunities for mid-
block connections to enhance the pedestrian network,
»Framework for Change
provide intimate gathering spaces off Yonge Street
and Wellington Street, and help define development
sites. Over time, the two proposed east-west
connections would improve access to parks and trails
outside Downtown.
The depth of assembled sites west of Yonge Street and
proposed laneways through properties east of Yonge
Street support the assumption that future development
will be accessed by drivers from side streets. Laneways
will help ensure access to parking and servicing areas
does not diminish the pedestrian realm.
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15 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
The Community Planning Permit System for Downtown will combine rezoning, minor variance and
site plan applications into a single streamlined approvals process.
5.0 MASSING STUDY
A Community Planning Permit System for Downtown
is intended to encourage the development of
much-needed housing by streamlining the planning
approvals process. Providing greater flexibility with
respect to the built form of residential and mixed-
use development can also encourage landowners to
pursue intensification of their properties. With this
goal in mind, the Urban Design Study team explored
an alternative approach to massing future buildings
that would result in a greater population density than
is possible under current policies and zoning while
respecting the historic character of Downtown.
Guided by the principles and framework in Section
4, the massing study began with the 3D modeling
of conceptual buildings that respect the current
five-storey height limit across much of Downtown,
six storeys on the north side of Wellington Street.
The study focused on the assembled properties
identified in the Framework for Change since they
have the most capacity to efficiently accommodate
new development. This “As-of-Right” Development
Concept provided a base case for comparing an
alternative concept, in terms of overall density and the
visual experience of Downtown.
Both the As-of-Right Development Concept and
Alternative Development Concept are consistent
in terms of land use. The ground floors of buildings
on Yonge Street and Wellington Street contain
commercial space, and the remaining portion of all
new buildings have been massed to accommodate
residential units (apartments and townhouses). Neither
of the concepts would require the demolition of
designated heritage buildings.
Both concepts replace much of the off-street surface
parking Downtown and assume future parking for
residents, businesses and the public will be integrated
with new development, mostly underground. Both
concepts also assume parking, loading and service
areas would be accessed directly from Temperance
Street or, for buildings east of Yonge Street, from new
rear laneways.
The massing of buildings in the development
concepts was informed by observations and mapping
of existing surface and above-grade conditions
across Downtown. Potential technical constraints to
future development, such as environmental features,
geotechnical and soil conditions, underground
servicing infrastructure, and utility easements, were
not considered. Prior to the preparation and approval
of future development applications, site-specific
technical studies will be required to confirm any
constraints to redevelopment on individual sites.
Zoning Minor
Variance
Site Plan
Control
Community Planning Permit System
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16DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 11: The As-of-Right Development Concept assumes the assembly of smaller
properties into larger ones will continue and ultimately result in a series of new 5-storey
mixed-use and residential buildings across Downtown.
The bird’s-eye views in Figures
12 and 13 conceptually illustrate
what a series of five-storey and
six-storey buildings constructed
over time could look like, and Table
3 provides key statistics for the
concept, including the estimated
number of new housing units
that could be accommodated.
In addition to respecting the
current height limits Downtown,
the buildings also comply with
the requirement for the portion of
buildings above the third storey
to be stepped back a minimum of
three metres from the front and
exterior side walls. Buildings along
Yonge Street, south of Wellington
Street, have no setback from the
right-of-way.
»As-of-Right Development Concept
Plan View
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Figure 12: View looking northwest over Downtown. In the long-term, parking for both commercial and residential uses would be
accommodated within future developments, either underground or in the base of buildings, behind other uses.
Table 3: Key statistics for the concept.
Aerial 3D views of the As-of-Right Development Concept
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Key Statistics of the As-of-Right Development Concept
Gross Floor Area of New Development 120,000 sqm
Estimated Number of New Residential Units 1100
Estimated Total Commercial Floor Area 10,000
Average Density of New Development 1.9-2.9 FSI
Maximum Height (new buildings)5 Storeys (6 Storeys North of Wellington Street)
Setback from Yonge Street 0 metres
Upper Floor Step-back from Yonge Street 3.0 metres above 3rd floor
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18DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 13: View looking southeast over Downtown.Yonge StreetWel
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Figure 14: View looking down Yonge Street from Wellington Street. Conserving heritage properties on Yonge Street will be critical to
maintaining its historic character.
Street-level Renderings of the As-of-Right Development Concept
The street-level renderings in Figures 14 and 15 illustrate how a series of five-storey
buildings would affect the character of Yonge Street and the pedestrian experience.
Figure 16 is a rendered view looking south on Temperance Street.
The views from Yonge Street show that even with the fourth and fifth storeys
stepped back three metres from the lower floors of new buildings, the additional
massing would significantly alter the built form character of the street, considering
most of the existing historic buildings are two storeys.
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20DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 15: View looking north on Yonge Street. Five-storey buildings, even with minimum 3-metre step-backs above the third storey, will
change the experience of the street over time.
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21 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Figure 16: View looking south on Temperance Street. Street trees and landscaped yards will help to maintain the character of streets
surrounding Downtown.
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22DRAFT FINAL REPORT URBAN STRATEGIES INC.
The Alternative Development
Concept responds to the depth
of the blocks along Yonge Street
and concentrates the massing of
new buildings in the interior of
sites, allowing for a more gradual
transition in heights from Yonge
Street, as illustrated in Figures 19
and 20. Stepbacks above the third
storey along Yonge are increased
from three metres to ten metres,
where heights increase to five
storeys. Above the fifth storey, the
massing steps back another ten
metres before increasing further to
maximum heights of nine storeys
west of Yonge Street and eight
storeys east of Yonge Street where
such heights would have minimal
impact on adjacent properties.
Further south, where the surrounding
low-rise neighbourhoods extend into
Downtown, the maximum heights are
five and six storeys.
Note, the maximum heights of
buildings west of Yonge Street
are measured from Temperance
Street, which slopes down from
both Wellington Street and Yonge
Street. Measured from either of these
streets, the heights would be one
storey less.
The Alternative Development
Concept also differs from the As-
of-Right Concept in that the new
buildings on Yonge Street, except
where an existing historic façade
has been retained, are set back
two metres from the right-of-way to
provide more space for pedestrians
and restaurant patios.
The Alternative Concept increases
the achievable density on some
sites by up to 50% and yields
approximately 155 more residential
units and approximately 15%
more density overall than the
As-of-Right Concept.
»Alternative Development Concept
Figure 17: As also shown in the As-of-Right Concept, mid-block pedestrian connections
and laneways provide a framework for future development and would enhance
the public realm.
Plan View
Figure 18: The As-of-Right Development Concept assumes the
assembly of smaller properties into larger ones will continue
and ultimately result in a series of new 5-storey mixed-use and
residential buildings across Downtown
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23 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Table 4: Key statistics for the concept.
Figure 19: View looking northwest over Downtown. Varying the maximum building height Downtown should result in a greater variety of
housing types.
Aerial 3D view of the Alternative Development Concept
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Key Statistics of the Alternative Development Concept
Gross Floor Area of New Development 134,300 sqm
Estimated Number of New Residential Units 1260
Estimated Increase in Commercial Floor Area 8,600
Average Density of New Development 1.4-4.1 FSI
Maximum Height (new buildings)9 Storeys (6 Storeys North of Wellington Street)
Setback from Yonge Street 2 metres
Upper Floor Step-back from Yonge Street 10.0 metres above 3rd floor
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24DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 20: View looking southeast over Downtown.Yonge StreetWel
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25 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Street-level Renderings of the Alternative Development Concept
Figure 21: View looking down Yonge Street from Wellington Street. Requiring the upper floors of new buildings along Yonge Street to be
stepped back at least 10 metres would help preserve the street’s historic scale and character.
As the street-level renderings in Figures 21 and 22 illustrate, the alternative massing
approach moderates the visual impact of buildings over three storeys. The step-
back of upper floors allows the three-storey facades to dominate the built form
character of Yonge Street, and the portions of buildings above the fifth storey
have a negligible impact on pedestrian views. In addition, Figure 22 shows how
increased setbacks at street level allow restaurants and shops to bring more life to
Yonge Street.
Considering the west side of Temperance Street, north of Tyler Street, is half lined
with industrial and commercial properties, taller buildings on the east side would
have minimal impacts on the street’s character. Minimum three-metre step-backs
above the fourth storey and landscaped front yards, as illustrated in Figure 23, will
help ensure the pedestrian environment is inviting and comfortable.
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26DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 22: View looking north on Yonge Street. This view shows that buildings up to 9 storeys in the interior of blocks would barely
be visible from Yonge Street. Setbacks of 2 metres from front property lines will effectively widen the sidewalk and provide space for
restaurant patios and retail displays.
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27 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Figure 23: View looking south on Temperance Street. Buildings up to 9 storeys along Temperance Street, including townhouses, would
enhance the streetscape.
Page 45 of 88
28DRAFT FINAL REPORT URBAN STRATEGIES INC.
As-of-Right Development Concept Alternative Development Concept
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»Comparison of the Development Concepts
View looking northwest over Downtown.View looking northwest over Downtown.
The images below and on the next page comparing the Alternative Development Concept to the As-of-Right
Concept demonstrate that by increasing required step-backs above the third storey along Yonge Street and
permitting greater height toward the rear of sites, the valued character and pedestrian experience of Downtown
will be maintained.
Plan View.Plan View.
Figure 24: The As-of-Right Development Concept assumes the
assembly of smaller properties into larger ones will continue
and ultimately result in a series of new 5-storey mixed-use and
residential buildings across Downtown
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29 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
View looking down Yonge Street from Wellington Street.View looking down Yonge Street from Wellington Street.
View looking north on Yonge Street. View looking north on Yonge Street.
View looking south on Temperance Street. View looking south on Temperance Street.
As-of-Right Development Concept Alternative Development Concept
Page 47 of 88
30DRAFT FINAL REPORT URBAN STRATEGIES INC.
6.0 RECOMMENDATIONS
Land Use
Ì ÃÃiVÌ]Ì ičÌiÀ>ÌÛi iÛi«iÌ
Vi«Ì`iÃVÀLi`>`ÕÃÌÀ>Ìi`-iVÌx«ÀÛ`iÃÌ iL>ÃÃ
for recommended land use and built form regulations to be included in the Community Planning Permit By-
law for Downtown. The section concludes with recommendations regarding parking, laneways, mid-block
pedestrian connections, and other site planning and urban design matters.
The recommendations address where variances from the regulations may be appropriate, acknowledging
that under a CPP By-law, the Town will be classifying CPP applications based on the number and degree of
variances from by-law provisions. Applications requiring no variances or minor variances may be approved by
the Town’s Director of Planning and Development, whereas variances considered significant would require
Council approval.
7 iÌ iÃÌÕ`Þ½ÃÀiVi`>ÌÃvVÕÃÌ i
** Þ>Ü]ÃivÌ iÜÀiµÕÀiVVÕÀÀiÌ
amendments to the Town’s Official Plan’s policies applicable to the Aurora Promenade, notably those regarding
maximum building heights and minimum and maximum setbacks.
Note, in the event any of the recommendations below conflict with any requirements that may be imposed on
a property under the Ontario Heritage Act, the latter requirements should prevail.
The land uses assumed in the Alternative
Development Concept are generally consistent
with those currently permitted by the Town’s Official
Plan and Zoning By-law. Although the concept
assumes intensification will occur predominantly
with residential uses, the ground floors of buildings
fronting Yonge Street and Wellington Street were
massed to accommodate commercial or institutional
uses intended to help enliven the public realm. Office
uses or other commercial or institutional uses could
occupy the upper floors of the new buildings in the
concept but may require wider floorplates and higher
floor-to-ceiling heights (approximately four metres
versus three metres). It is not expected that Downtown
will attract significant multi-storey commercial office
buildings given the availability of more suitable and
accessible sites elsewhere in the Town.
Figure 25 is a proposed land use map for the CPP
By-law recommending an area where the by-law
would apply and identifying the area as “Downtown
Mixed Use” or “DMU.” Properties considered within
Downtown but outside the DMU area and currently
zoned PD1 or PDS1, where significant intensification
would not be appropriate, would continue to be
subject to Zoning By-law 6000-17.Figure 25: Land Use Map.
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31 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Within the new DMU area, most of the uses
currently permitted in a PD1 zone should continue
to be permitted. The only currently permitted non-
residential uses that would be more suitable in other
parts of Aurora Promenade or elsewhere in the town
are athletic fields, cemeteries, day care centres,
funeral homes, garden centres, and private and public
schools (note, some of these uses are permitted
through Section 11.1 of the Zoning By-law).
Regarding residential uses, the Zoning By-law
only permits dwelling units above the first storey.
Although dwelling units are not appropriate on the
ground floors of buildings fronting Yonge Street and
Wellington Street, they would be appropriate on
ground floors along Temperance and Victoria streets
and Downtown’s other side streets. In addition,
townhouses and multiplex dwellings (i.e., triplexes,
fourplexes) are not currently permitted in PD1
zones; however, these forms of housing would be
appropriate on Downtown’s side streets as a transition
from taller apartment and mixed-use buildings to the
surrounding neighbourhoods, and to maintain a mix
of housing types in the Downtown. It’s recommended
the Town consider amending the Official Plan to
clearly permit multi-unit residential uses everywhere
Downtown except on the ground floors of buildings
along Yonge Street and Wellington Street, rather than
stating a limited number of ancillary at-grade units
may be permitted at the rear of sites.
These are the uses recommended to be permitted in
the proposed DMU area:
• Art Gallery
• Bed and Breakfast
• Clinic
• Club
• Commercial Schools
• Dry Cleaning Establishment
• Dry Cleaning Distribution Centre and Depot
• Dwelling Units, provided no dwelling units are
located on the ground floor of a building fronting
Yonge Street or Wellington Street within 25
metres of the front lot line
• Dwelling, Multiplex, provided the dwelling is
not located within 25 metres of lot lines abutting
Yonge Street and Wellington Street
• Dwelling, Townhouse, provided the dwelling is
not located within 25 metres of lot lines abutting
Yonge Street and Wellington Street
• Financial Institutions
• Fitness Centre
• Hospital
• Hotel
• Laundromat
• Library, Public
• Long Term Care Facility
• Museum
• Offices
• Personal Services Shop
• Pet Services
• Place of Enertainment
• Place of Worship
• Private Park
• Restaurants
• Retail Stores, provided no single store is larger
than 1,800 square metres GFA and no single store
has frontage abutting a public street greater than
15 metres
• Retirement Home
• School, Post-Secondary
• Service Shops
• Studios
• Veterinarian Clinic
Proposed land uses not explicitly permitted by
the CPP By-law should not be considered a minor
variance from the by-law and should only be approved
by Council.
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32DRAFT FINAL REPORT URBAN STRATEGIES INC.
More significant revisions to the current built form
regulations applicable Downtown, specifically those
regarding setbacks, heights and step-backs, are
recommended for the new CPP By-law.
Setbacks
Table 5 recommends minimum and maximum
setbacks for new buildings in the DMU area.
Notwithstanding the minimum front yard and exterior
side yard setbacks, where the façade of an existing
building is being retained, the setback of the façade
would be the minimum requirement. In addition, the
by-law should identify where sight triangles may be
required at intersections and state that front yard and
exterior side yard requirements shall not apply where
a build abuts a triangle.
The recommended minimum front yard setbacks
along Yonge Street and the east-west streets in
the Downtown depart from the current minimum
of zero metres, recognizing that the streetscapes
»Built Form & Site Planning
would benefit from additional space for pedestrians,
restaurant patios and retail displays. The
recommended minimum front yard setbacks along
Temperance Street and Victoria Street will provide
space for landscaping, stairs, porches and/or patios,
which will give the streetscapes a residential character
consistent with the other side of these streets.
It is recommended the CPP By-law allow the Director
of Planning and Development to permit variances
of up to 10% from the above setback requirements.
In the case of variances from front yard and exterior
side yard requirements, Town staff should be satisfied
a requested variance would result in a comfortable
environment for pedestrians and appropriate space
for proposed streetscape improvements in the
private realm. In the case of variances from rear yard
requirements, the impact on neighbouring properties
in terms of shadows, sky views and loss of privacy
should be assessed. Variances greater than 10%
should be subject to Council approval.
Abutting Streets Minimum Setback Maximum Setback
Front Yard and Exterior Side Yard
Yonge St or Wellington St 2 m 3 m
Tyler St, Mosley St or
Church St 1.5 m 2.5 m
Temperance St or
Victoria St 3 m 5 m
Interior Side Yard n/a 0 m¹None
Rear Yard n/a 7.5 m None
¹ Except on lots fronting Victoria Street, where the minimum required interior side yard setback should be 1.5 metres.
Table 5: Recommended Setback Requirements.
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33 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Heights and Step-backs
Figure 26 is a map identifying the recommended
minimum and maximum heights for future buildings.
Consistent with the Alternative Development
Concept, a maximum height of three storeys is
recommended for the portion of buildings within
10 metres of the Yonge Street right-of-way south of
Wellington Street. Effectively, this is a requirement for
a minimum step-back of eight metres above the third
storey of buildings constructed two metres from the
front lot line (the recommended minimum setback).
Beyond the eight-metre step-back, a maximum height
of five storeys is recommended for the portion of
buildings between 10 and 20 metres from the right-
of-way, i.e., a further minimum step-back of 10 metres
would be required above the fifth storey. Beyond
the required step-backs from Yonge Street totaling a
minimum of 18 metres, the recommended maximum
heights vary from six storeys to nine storeys.
Along Yonge Street north of Wellington Street,
and along the east-west streets of Downtown—
Wellington, Tyler, Mosley and Church—a minimum
step-back of five metres above the third storey,
measured from the lot line, is recommended. On
the south side of Wellington Street, an additional
minimum step-back of three metres should be
required above the fifth storey for buildings greater
than five storeys.
Along Temperance Street, where the recommended
minimum front yard setback is three metres, a
minimum step-back above the fourth storey of eight
metres from the right-of-way is recommended, i.e.,
three to five metres from the front wall of the building,
depending on the front yard setback. This will help
ensure there are appropriate built form transitions
between buildings of potentially eight to nine storeys
in the interior of the block to the adjacent low-rise
neighbourhood. Along Victoria Street, a step-back
of five metres from the front wall should be required
above the third storey.
Since variances to maximum heights could result in
significant impacts to the character and experience
of Downtown, generally they should be subject
to Council approval. Where the maximum height
is five storeys, however, the Director of Planning
and Development should have the authority to
approve a variance of one storey if staff are satisfied
the additional storey would not have a significant
adverse impact on the public realm and the
pedestrian experience.
In addition to limiting the overall height of new
buildings, the CPP By-law should also require a
minimum ground-floor height of four metres for
buildings fronting Yonge Street and Wellington Street,
to ensure they have the flexibility to accommodate a
range of commercial or institutional uses over time.
Note, where properties currently zoned PD1 and PDS1 within the proposed CPPS boundary have been
granted exceptions to the general land use and built form provisions, it may be appropriate to carry
forward the exceptions in the CPP By-law. In addition, portions of properties in the south end of the
proposed CPPS area are zoned EP (Environmental Protection). Rather than carry this forward in the CPP
By-law, it is recommended the by-law require an Environmental Impact Study where a property proposed
for development is partially located within or adjacent to lands designated Environmental Protection in the
Official Plan.
Page 51 of 88
34DRAFT FINAL REPORT URBAN STRATEGIES INC.
Figure 26: Heights and Step-backs Map.
Page 52 of 88
35 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Rooftop Mechanical Equipment
Mechanical equipment on the rooftop of a building
can have a significant impact on the building’s
overall appearance and the pedestrian experience.
Significant residential and mixed-use developments
in the Downtown should enclose mechanical
equipment within a penthouse structure integrated
into the overall design of the building. For all new
development, the CPP By-law should require:
• Rooftop mechanical equipment to be set back
a minimum of three metres from the building
edges and to not exceed a height of three metres,
except elevator penthouses, which should not
exceed five metres;
• Rooftop mechanical equipment to be screened
with solid screening designed to complement
materials used for the building’s façade(s).
Parking, Loading and Servicing Areas
It was not within the scope of the Urban Design Study
to assess whether the parking requirements applicable
Downtown should be updated. However, the location
and configuration of parking is an urban design
matter. Currently, parking must be located in the rear
yard of a site. It is recommended the CPP By-law go
further than this and require parking to be provided
in the rear yard, underground or in an above-grade
structure integrated with other uses. More specifically,
parking structures should not front a public street or
open space and instead should be lined with other
permitted uses to minimize the visual impact they
have on the public realm.
Like surface parking, loading and servicing areas
can have adverse impacts on the living environment
and pedestrian experience Downtown if not located
and designed appropriately. The CPP By-law should
require loading and servicing areas to be located at
the rear or side of the building and be enclosed within
the building where the rear or side abouts a public
street or open space. Loading and servicing areas in
the interior of a block should be screened from public
view with walls and landscaping.
Laneways
As illustrated in the Framework for Change, in Section
4, and shown in the As-of-Right and Alternative
Development Concepts, the Urban Design Study
proposes that future development in the blocks east
of Yonge Street, north and south of Mosley Street, be
serviced by new public rear lanes. The introduction of
rear lanes to these deep blocks will minimize the need
for private driveways from streets thereby helping to
minimize conflicts among vehicles, pedestrians and
cyclists. It is recommended that the Town acquire
any private land required for the laneways through
dedications at the time of applications or by other
means, and the CPP By-Law should require the
laneway be implemented in conjunction with new
development on adjacent lands.
Mid-Block Pedestrian Connections
The Framework for Change also identifies
opportunities for extended and new mid-block
pedestrian connections west and east of Yonge Street.
These connections will not only make it easier to get
around Downtown by walking or using mobility aids
but may also provide additional public realm frontage
for shops, restaurants and other businesses. The CPP
By-law should include provisions to ensure mid-block
connections feel safe and inviting: They should have a
minimum width of eight metres where new buildings
are proposed, and new development should frame
and help enliven them with grade-related residential
units, storefronts and/or other active uses.
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36DRAFT FINAL REPORT URBAN STRATEGIES INC.
In addition to incorporating the above
recommendations regarding land use, built form,
parking and site planning, the CPP By-law should
require applicants to demonstrate their proposal
generally is consistent with the Urban Design
Guidelines in the Aurora Promenade Concept Plan and
Urban Design Strategy, except where the guidelines
may conflict with the recommendations. More
specifically, the by-law should reference the following
key guidelines to be considered in CPP applications.
Façade Articulation and Materials
• New buildings should respect the pattern of
façade division by ensuring the horizontal and
vertical architectural orders are aligned with
neighbouring heritage buildings.
• New buildings should have entries and display
windows at regular intervals consistent with the
established pattern on the block.
• Windows should be vertically aligned from
floor-to-floor and horizontally aligned with the
neighbouring heritage buildings.
• New buildings should include a cornice that is
carefully aligned with neighbouring heritage
significant buildings and of similar proportions.
• New buildings should consider the pallet
of materials and colours evident in existing
heritage properties.
• Building materials should be chosen for their
functional and aesthetic quality and exterior
finishes should exhibit quality of workmanship,
sustainability and ease of maintenance. High
quality materials like brick and stone masonry are
highly encouraged as exterior cladding elements
due to their functionality, aesthetic quality and
compatibility. Materials should also be chosen
for permanence. Vinyl siding, plywood, concrete
block, darkly tinted and mirrored glass, and
metal siding utilizing exposed fasteners should
be discouraged.
»Design Guidelines
Storefronts
• To reflect the existing character and context,
storefronts should generally have a frontage in the
range of 4.5 to 7.5 metres, but not greater than
15 metres.
• Where retail frontages are greater than 7.5
metres, they should articulate narrow storefronts
in the design of the façade.
• Storefronts should have a high-level of
transparency, with a minimum of 75% glazing to
maximize visual animation.
• Clear glass should be used for wall openings (e.g.,
windows and doors) along the street-level façade.
Dark tinted, reflective or opaque glazing should
be discouraged for storefronts.
• An identifiable break or gap could be provided
between the street-level uses and the upper floors
of a building. This break or gap may consist of
a change in material, change in fenestration, or
similar means.
• On corner sites, storefronts should address both
street frontages through entries or glazing.
Grade-Related Residential Units
• Where townhouses or other forms of grade-
related housing are proposed along the side
streets of Downtown, to ensure they contribute
to an inviting public realm separated from the
private realm, the ground floor should be elevated
a minimum of one metre.
• Where a front porch or patio is proposed and
encroaches into the required minimum setback,
it should be elevated and set back a minimum
of two metres from the sidewalk and partially
screened with a low wall, metal rail or coniferous
hedge for privacy.
• Air conditioning units, heat pumps and other
required utilities should be set back from the
sidewalk and screened with a low wall and/or
coniferous vegetation.
Page 54 of 88
37 DOWNTOWN AURORA COMMUNITY PLANNING PERMIT SYSTEM | DOWNTOWN URBAN DESIGN STUDY | DRAFT FINAL REPORT
Page 55 of 88
Town of AuroraCommunity Planning Permit By-law and Official Plan AmendmentSpecial Public Planning MeetingOctober 29, 2025Page 56 of 88
OverviewA Community Planning Permit By-law (CPP By-law) establishes the development policies and standards for a specified area and streamlines application processes by consolidating Zoning, Site Plan, and Minor Variances application processes into one. This combined application process is complemented with a shorter approval timeline of 45 days. Approval of the CPP By-law will repeal the current Zoning By-law and have the CPP By-law become the primary tool setting the development standards for the area. Page 57 of 88
Project HistoryOctober 15, 2019January 14, 2025June 10, 2025June 19, 2025October 6, 2025Council Passes Motion on CPP By-lawThe Council motion recognized the Downtown core as a significant area in the Town and that the CPP By-law could be used as a tool to streamline development approvals and promote collaborative and predictable community building.Project Initiation Report and Engage Aurora Page CreatedStaff report informing Council of the project and its initiation brought to the Committee of the Whole.Aurora Economic Development Corporation Meeting Presentation of the draft vision to the AEDC for comments. The AEDC was generally supportive, but also commented that as a long-term plan, the CPP could "go farther" in terms of permitting heights and development standards.Open HouseHeritage Advisory Committee MeetingPresentation of the draft vision to the public for comments Residents were generally supportive, with protection of the heritage facades and ensuring appropriate transitions being primary comments. Feedback was incorporated into the Downtown Urban Design Study Report and will be reflected in the By-law.Presentation of the draft vision to the Committee for comments. The Committee was generally supportive of the CPPS, noting that the heritage facades are better protected through enhanced step backs, even if that means greater heights in the area. Page 58 of 88
Proposed CPP By-Law• The By-law will largely mirror the permitted uses outlined in the current Zoning By-law (PD1 and PDS1 Zones).• The policies of the By-law are to be informed by the Downtown Urban Design Study.• Drawing from the recommendations provided through the study, the By-law will incorporate policies on, but not limited to, the: • Continued preservation of heritage buildings and façades;• Use of high-quality materials such as stone, wood, and brick; • Screening of loading spaces and rooftop mechanical equipment; • Increases in height that are complemented by significant increases in step backs; and• Enhancement of the pedestrian realm.• The By-law will also be able to set out any conditions for approvals and be used as a tool to enforce urban design standards and require community benefits, such as affordable housing, purpose-built rentals, public art, or heritage enhancement, amongst others.Page 59 of 88
Proposed CPP By-LawApplication ClassClass One Class Two Class ThreeClass TypeStandard Application Minor Variation Major VariationVariationsNo variation.• Minor variation of up to 10%.• Minor variation of design and materiality changes.Any significant variations such as increases to height. Approval AuthorityDirector of Planning and Development Services.Director of Planning and Development Services.Council. Timeline45 days. 45 days.Requires a separate application and OPA approval process.• Development applications are proposed to be categorized into three classes, with each class having varying application and approval processes.• The three class application process was developed through a municipal best practice review.• The passing of the CPP By-law will also grant a 5-year moratorium/freeze for major amendments, subject to Council discretion.Page 60 of 88
Next Steps1.Review and integrate comments received from this Public Planning Meeting.2.Prepare the final CPP By-law and OPA to present back to Council for consideration.3.Upon approval, issue Notices of Approval/Passing, with the By-law being subject to a 20-day appeal period.4.Provided there are no appeals, the CPP By-law comes into effect at the end of the 20-day appeal period.Page 61 of 88
Thank YouFor any questions, please contact: Dania Asahi Ogie, MScPlPolicy Plannerdaogie@aurora.ca365-500-3099Page 62 of 88
Downtown Aurora Community Planning Permit SystemUrban Design StudyPublic MeetingOctober 29, 2025Page 63 of 88
Downtown Then222222Yonge Street has a rich history as the heart and central business district of Aurora. As the town has grown, it has continued to accommodate vital commercial services and civic functions while maintaining its valued small-town identity.Page 64 of 88
Downtown TodayYonge StreetscapeTown SquareSurface ParkingWellington StreetscapeAdjacent NeighbourhoodsMachell’s Alley as mid-block connectionPage 65 of 88
Behind the buildings on Yonge Street are significant development opportunities, as the new Amica retirement home demonstrates.Downtown TodayTown SquareAmica Retirement HomePage 66 of 88
Urban Design Study Objectives5•Analyze opportunities for further intensification, new connections and placemaking•Model and assess new massing approaches aimed at encouraging development while maintaining the valued character of Downtown•Identify appropriate built form standards and other tools to be implemented through the Community Planning Permit SystemPage 67 of 88
Framework for ChangeThe proposed Framework for Change responds to the ongoing assembly of properties, identifying potential development sites within a framework of streets, laneways and pedestrian connections.Potential midblock connectionsRecent InvestmentLegendSurface ParkingHeritage AssetsStreet related pedestrian connectionsPotential Future Trail ExtensionRear LanewaysSites with assembled propertiesSites with unassembled propertiesPage 68 of 88
As-of-Right Development Concept*Assumptions for GFA: 15% Reduction GCA to GFA*Assumptions for unit size: 100 sqm/unit*Parking Assumptions:-Residential Parking: 1.0 spaces per unit (Inclusive of visitor parking)-Retail Parking: 3.5 spaces per 100m2-Assumes a 35 sqm per stall for parking (includes cores/ramps, etc.).5 st5 st5 st5 st 5 st5 st5 st5 st5 st5 st5 st5 st5 st5 st5 st6 st6 st6 st5 st6 stGross Floor Area of New Development120,000 sqmEstimated Number of New Residential Units1100Estimated Commercial Floor Area10,000Average Density of New Development1.9-2.9 FSIMaximum Height (new buildings)5 Storeys (6 Storeys North of Wellington Street)Setback from Yonge Street0 metresUpper Floor of Step-back from Yonge Street3.0 metres above 3rd floorKey Statistics of the As-of-Right Development Concept Page 69 of 88
View looking southeastAs-of-Right Development ConceptPage 70 of 88
View looking northwestAs-of-Right Development ConceptPage 71 of 88
View looking south down Yonge St from Wellington StAs-of-Right Development ConceptPage 72 of 88
View looking north up Yonge St from Mosley intersectionAs-of-Right Development ConceptPage 73 of 88
View looking south down Temperance St from WellingtonAs-of-Right Development ConceptPage 74 of 88
Alternative Development Concept*Assumptions for GFA: 15% Reduction GCA to GFA*Assumptions for unit size: 100 sqm/unit*Parking Assumptions:-Residential Parking: 1.0 spaces per unit (Inclusive of visitor parking)-Retail Parking: 3.5 spaces per 100m2-Assumes a 35 sqm per stall for parking (includes cores/ramps, etc.).9 st8 st8 st5 st4 st4 st5 st8 st5 st5 st5 st5 st5 st6 st6 st6 st3 st6 st6 st6 stGross Floor Area of New Development134,300 sqmEstimated Number of New Residential Units1260Estimated Commercial Floor Area8,600Average Density of New Development1.4-4.1 FSIMaximum Height (new buildings)9 Storeys (6 Storeys North of Wellington Street)Setback from Yonge Street2 metresUpper Floor of Step-back from Yonge Street10.0 metres above 3rd floorKey Statistics of the Alternative Development ConceptPage 75 of 88
View looking southeastAlternative Development ConceptPage 76 of 88
View looking northwestAlternative Development ConceptPage 77 of 88
View looking south down Yonge St from Wellington StAlternative Development ConceptPage 78 of 88
View looking north up Yonge St from Mosley intersectionAlternative Development ConceptPage 79 of 88
View looking south down Temperance St from WellingtonAlternative Development ConceptPage 80 of 88
19Summary of ConceptsAs-of-Right ConceptAlternative ConceptGross Floor Area of New Development12,000 sqmEstimated Number of New Residential Units1100Estimated Commercial Floor Area10,000Average Density of New Development1.9-2.9 FSIMaximum Height (new buildings)5 Storeys (6 Storeys North of Wellington Street)Setback from Yonge Street0 metresUpper Floor of Step-back from Yonge Street3.0 metres above 3rd floorGross Floor Area of New Development134,300 sqmEstimated Number of New Residential Units1260Estimated Commercial Floor Area8,600Average Density of New Development1.4-4.1 FSIMaximum Height (new buildings)9 Storeys (6 Storeys North of Wellington Street)Setback from Yonge Street2 metresUpper Floor of Step-back from Yonge Street10.0 metres above 3rd floorPage 81 of 88
20Summary of ConceptsAs-of-Right ConceptAlternative ConceptView south on YongeView south on TemperanceView north on YongePage 82 of 88
21RecommendationsLand Use•Continue to require commercial or institutional uses on the ground floors along Yonge Street and Wellington Street•Permit residential uses on the ground floors of buildings fronting Temperance, Victoria and Tyler streets•Permit townhouses and multiplexes on side streets•Major variances from permitted land uses in the CPP Bylaw should require Council approvalPage 83 of 88
22RecommendationsBuilt Form – Setbacks •Require new buildings to have a 2-3 metre setback from Yonge St and Wellington St to enhance the pedestrian realm and provide space for patios •Require 3-4 metre setbacks on Temperance St and Victoria St for landscaping in keeping with the character of adjacent neighbourhoodsAbutting StreetsMinimum SetbackMaximum SetbackFront Yard and Exterior Side YardYonge St or Wellington St2 m3 mTyler St, Mosley St or Church Street1.5 m2.5 mTemperance St or Victoria St3 m4 mInterior Side Yardn/a0 m1NoneRear Yardn/a 7.5 m None1Except on lots fronting Victoria Street, where the minimum required interior side yard setback should be 1.5 metres.Page 84 of 88
23RecommendationsBuilt Form – Height and Step-backs•Permit maximum heights of 6-9 storeys west of Yonge Street and 6-8 storeys east of Yonge•Require minimum step-backs from Yonge Street of 10 metres above the third storey and 10 metres above the fifth storey•Require a minimum step-back from Temperance Street of 7 metres above the fourth storey•Require a minimum step-back from Victoria Street of 8 metres above the third storeyPage 85 of 88
24RecommendationsOther Recommendations•Seek mid-block pedestrian connections in future development proposals•Introduce rear laneways east of Yonge Street•Require parking to be located in rear yards, underground or in above-ground structures•Require loading and servicing areas to be enclosed or screened•Require mechanical penthouses or enclosures to be set back from building edges and integrated into the design of the building•Continue to apply current design guidelines regarding façade articulation, building materials and storefronts•Preserve all heritage buildings and ensure they are integrated sensitively into future developmentPage 86 of 88
Thank you!Page 87 of 88
The Corporation of The Town of Aurora By-law Number XXXX-25 Being a By-law to confirm actions by Council resulting from a Special Council Public Planning meeting on October 29, 2025. The Council of the Corporation of The Town of Aurora hereby enacts as follows:
1. That the actions by Council at its Special Council Public Planning meeting
held on October 29, 2025, 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 29th day of October, 2025.
Tom Mrakas, Mayor
Ishita Soneji, Deputy Town Clerk
Page 88 of 88